Would the conveyancing solicitors via your comparison service execute attended exchange conveyancing in Todmorden?

There are a few conveyancing experts carrying out one day exchanges. Please call us to receive a fee calculation and details as to availability.

Can you point me to a directory of Santander panel solicitors in Todmorden on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of lenders make their panel listings open the public on the web. If you are in need of a Todmorden solicitor on the Santander please make the most of our facility.

Is it the case that all Todmorden solicitors on the Virgin Money conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be regulated by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel and in that case the firms would be governed by the CLC.

After shopping around on the internet I have found a Todmorden lawyer having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 Todmorden postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Todmorden.

A friend suggested that if I am buying in Todmorden I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes quoted for as part of the standard Todmorden conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Todmorden around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Todmorden Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Todmorden.

I'm buying my first flat in Todmorden with a loan from Barnsley Building Society. The builders would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not reveal to my lawyer about the extras as it may affect my loan with the bank. Should I keep quiet?.

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.

Am I right to be wary by brokers that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a local Todmorden conveyancing practice?

As with many service providers, often input from connections can be very helpful. Nevertheless there are many players in a conveyancing transaction; estate agents, financial adviser and banks might all put forward lawyers to choose. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there is an underlying financial incentive behind the recommendation. You are free to choose your preferred conveyancer. You need to be aware that most mortgage providers have an approved list of solicitors you must use for the mortgage related work in your transaction.