Why do I have to pay up front for my conveyancing in Bredbury?
If you are buying a property in Bredbury your solicitor will ask you to provide them with funds to cover the the cost of the conveyancing searches. Ordinarily this is called for to cover the fees of the conveyancing searches. When the deposit is payable against the sale price then this should be needed shortly prior to exchange of contracts. The closing balance that is needed should be sent to your lawyer shortly before completion.
We had selected solicitors with offices in Bredbury on the Lloyds solicitor approved list. They are now charging me a supplemental sum for the legal aspects of the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer may levy a fee for this. The fee is not dictated by Lloyds but by your Bredbury conveyancer. Numerous firms on the Lloyds panel will charge an ‘acting for lender’ fee but many practices include it on their overall fee.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Bredbury lawyer on the Skipton panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in Bredbury. My financial adviser recommended their conveyancers. I paid an on account payment of £150. A couple of days later, the conveyancing practitioner called me to say that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Action Conveyancing a few years ago for my conveyancing in Bredbury. I now require my file however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bredbury of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Bredbury with a loan from Bank of Ireland. The builders refused to move on the amount so I negotiated £7000 of extras instead. The sale representative advised me not to tell my lawyer about the extras as it would impact my loan with Bank of Ireland. 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.
Living abroad it is not practicable to travel my Bredbury conveyancing lawyers office to execute documents for conveyancing in Bredbury – is this a problem?
Not a problem. Bredbury conveyancing lawyers can handle home moves for clients wider afield. It is not necessary for you to be able to be present a Bredbury conveyancers office. They can handle everything through post, email, telephone and fax.