We have a mortgage agreed in principle with RBS. Yardley conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from RBS?
Some lenders take longer than others. Have RBS completed the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We have agreed to purchase a house in Yardley. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
As your lender is Bank of Ireland your lawyer must check the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Yardley.
After shopping around on the internet I have found a Yardley solicitor having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Yardley postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Yardley.
I am buying a house and the lawyer has referenced Chancel Repair to which the house may be obligated to contribute to because it falls into the area of such a church. He has suggested insurance. Is this really appropriate for conveyancing in Yardley
Unless a prior acquisition of the house completed post 12 October 2013 you may assume that solicitors carrying out conveyancing in Yardley to remain recommending a chancel search and or chancel repair liability insurance.
Have completed on a a detached house in Yardley , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Yardley conveyancing solicitor has been very slow, so I want to check the land registry aspects are concluded.
As far as conveyancing in Yardley registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether it is in order and whether the Land registry have to notify any third parties. As of today approximately 80% of such applications are completed within two weeks but occasionally there can be protracted hold-ups. Historically registration takes place once the purchaser is living at the property thus an expedited registration is not typically top priority but if there is a degree of urgency associated with the registration then you or your solicitor can speak with the land registry and explain the circumstances.
I'm purchasing a new build house in Yardley with a loan from Halifax. The developers refused to move on the amount so I negotiated 6k of extras instead. The sale representative told me not disclose to my conveyancer about this deal as it would adversely affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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 hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it more attractive. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Yardley. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
The majority of houses in Yardley are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Yardley so you should seriously consider looking for a Yardley conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your solicitor will report to you on the legal implications.
I am the registered owner of a leasehold flat in Yardley, conveyancing formalities finalised October 2002. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Yardley with a long lease are worth £192,000. The ground rent is £55 charged once a year. The lease runs out on 21st October 2079
With just 54 years left to run the likely cost is going to span between £32,300 and £37,400 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
We today found out that one of the directors of the law firm handling the purchase conveyancing in Yardley is an aunty of the seller. Is this allowed?
On the basis that no conflict arises this is allowable. If you are obtaining a home loan then the mortgage company may have a say as many banks have specific requirements on this. For example for Nationwide Building Society as of 6/5/2025, the requirements read as follows :