The lawyer who helped my former purchase has sent a quote for £1700 for no sale no fee conveyancing in Yarm. I’m selling a Georgian house for £250,000. This sounds overpriced. Is it above the norm for conveyancing in Yarm?
The charges are a tad high. If you are willing to expend time comparing prices you could reduce the fees slightly by as much as a hundred pounds. On the other hand, you maylive to rue opting for an an unknown conveyancer. Remember to be sure that the conveyancer can act for your lender. You can employ our comparison tool to get a quote a Yarm conveyancing company on the lender’s approved list of lawyers which can often include conveyancing solicitors in Yarm.
We are about to sign contracts for a garden flat in Yarm. We have hit a stumbling block. The mortgage offer with Platform Home Loans Ltd runs out on 26/1/2026 but the sellers are suggesting a completion date of 28/1/2026. Can one extend the mortgage offer?
The best person to address this question is your solicitors who is in a position to determine if they should be discussing with the mortgage company, seller’s representatives, selling agents or indeed all parties taking into account the circumstances your house move as of today.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to appoint their panel conveyancer as I would prefer to appoint a Yarm based conveyancing firm?
Do check but the the probability is that allocate you one of their panel conveyancers should you want the "fee-free" incentive. Speak to the lender to ask if they make available a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Yarm.
Is it the case that all Yarm CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
When it comes to mortgage companies such as Principality, do Yarm solicitors have to pay a fee to be on the conveyancing panel?
We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I was told three weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Yarm is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Yarm?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Yarm. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Yarm differ for new build properties?
Most buyers of new build property in Yarm contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because house builders in Yarm usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Yarm or who has acted in the same development.