We are planning to acquire a property and require a conveyancing solicitor in West Yorkshire who is on the Virgin Money conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in West Yorkshire.
My Conveyancer in West Yorkshire is not on the Barnsley Building Society Conveyancing Panel. Can I still continue with my family solicitor notwithstanding that they are excluded from the Barnsley Building Society list of approved lawyers?
The limited options available to you here include:
- Complete the purchase with your existing West Yorkshire solicitors but Barnsley Building Society will need to retain a solicitor on their list of acceptable firms. This will result in additional overall conveyancing fees and cause delays.
- Choose an alternative solicitor to to deal with the conveyancing, not forgetting to check they are Barnsley Building Society approved.
- Persuade your Barnsley Building Society based solicitor to try to join the Barnsley Building Society panel
My bid for a property was accepted at auction in West Yorkshire. Conveyancing is needed. What happens now?
Now that you are legally bound yourself to purchase you now have to hire the services of a conveyancing practitioner quickly as you are faced with a tight a drop dead date to complete the deal. An auction property should have a bespoke auction pack. This should include evidence of title and search results. If you have purchased leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You must hand this to the solicitor instructed by you at the earliest opportunity. Do make sure that your finances are in place to complete on the on the contractual date .
I am buying a property in West Yorkshire. An unusual aspect is that the roof has a solar panel. Aldermore have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Aldermore your lawyer must follow the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and lawyers are required to report to Aldermore where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to West Yorkshire.
I have a mortgage with UBS for my property in West Yorkshire. Conveyancing was finalised a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
UBS must be informed of your intention in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel solicitor.
I'm buying my first flat in West Yorkshire benefiting from help to buy. The sellers would not move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not disclose to my lawyer about this extras as it would impact my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am a sole trader looking to lease a unit on the high street. Can you recommend conveyancers offering fixed fees for commercial conveyancing in West Yorkshire for below £1,200?
We can recommend firms who host a wealth of experience of commercial conveyancing in West Yorkshire, including the disposal and purchase of businesses as well as simply premises. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right lawyer. Regarding the fees this will depend on the structure and nuances of the deal. Please provide us with your details or call us so that we can furnish you with a detailed commercial conveyancing quote.
Our property lawyer in West Yorkshire has requested from me personal identification documents stating that this is part of his obligations as a conveyancer on the lender Solicitor panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in West Yorkshire