I am in the throes of switching my domestic loan to a BTL Skipton Building Society mortgage. I was told by my mortgage that I must appoint a lawyer as part of the process. I got in contact with my past Seaforth conveyancing solicitor who acted on my behalf when I first purchased the premises. The costs illustration they've given of £470 has shocked me as its a remortgage than a sale or purchase.
The costs illustration is fractionally on the steep side. Where you are prepared to invest time scrutinising costs you might get the conveyancing a bit cheaper by as much as a hundred pounds. On the other hand, assuming were pleased with the conveyancing the firm gave you mightcome to regret choosing an an untested solicitor. If is important to be sure the firm can represent Skipton Building Society. You can make use of our search tool to select a Seaforth conveyancing firm on the Skipton Building Society approved list of lawyers, which can often include conveyancing solicitors in Seaforth.
My partner and I are approaching an exchange on a house in Seaforth and my mum and dad have transferred the exchange deposit to my property lawyer. I am now advised that as the deposit has not arrived from me my solicitor needs to make a notification to my lender. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I advised the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your property lawyer is legally required to clarify with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your bank if you agree, failing which, your lawyer must cease to continue acting.
As someone clueless as to conveyancing in Seaforth what’s your top tip you can give me for the house moving process in Seaforth
Not many law firms or advisers will tell you this but conveyancing in Seaforth and elsewhere in Merseyside is an adversarial process. In other words, when it comes to conveyancing there is lots of opportunity for friction between you and others involved in the ownership transfer. E.g., the seller, property agent and sometimes your lender. Appointing a lawyer for your conveyancing in Seaforth is a critical decision as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to protect your best interests and to keep you safe.
On occasion a third party with a vested interest will attempt to sway you that it is in your interests to do things their way. As an example, the selling agent may claim to be assisting by claiming that your solicitor is wrong. Or your mortgage broker may tell you to do take action that is against your lawyers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.
I used Wolstenholmes several years ago for my conveyancing in Seaforth. Now, I need the files but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 Seaforth of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My partner and I are buying a 2 bedroom flat in Seaforth. When we first instructed lawyer, they told us that they were on all major UK lender panels. The financial adviser contacted us today to say that they are not on the Yorkshire BS approved list. Should that be true, what should we do? Should we just pick a new lawyer that is on their panel or should we cover the costs for dual representation, with Yorkshire BS appointing their own approved lawyer.
When purchasing a property with the benefit of a mortgage it is standard for the purchaser’s solicitors to also represent the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to fulfill. Some mortgage companies now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact Yorkshire BS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Yorkshire BS's conveyancing panel and you may continue to use your own Seaforth solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another solicitor into the mix.