I am expecting a offer of a home loan from Lloyds. I intend to enlist the help of a Licensed Conveyancer in Brighouse. Does the Lloyds Conveyancing panel include Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would prefer to appoint a Brighouse based conveyancing firm?
You should check but the chances are that allocate you one of their panel lawyers if you take up the "fee-free" offer. Contact the mortgage company and determine if they make available a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Brighouse.
What is your number one tip for finding a conveyancing solicitor in Brighouse
It would be unwise to be swayed by the lowest Brighouse conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My wife and I buying a 4 bedroom semi-detached house in Brighouse. The intention is to convert the garage to a playroom at the house.Will the conveyancing process involve enquiries to determine if these works are allowed?
Your solicitor should review the registered title as conveyancing in Brighouse will on occasion reveal restrictions in the title documents which restrict certain alterations or need the permission of a 3rd party. Certain extensions require local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
I recently had an offer accepted on a house in Brighouse. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £225. A few days later, the solicitor contacted me to say that they were not on the Santander 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 Santander 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 several years past for my conveyancing in Brighouse. I now require my papers however the law firm has closed. 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 Brighouse 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.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Brighouse is the location of the property. Can you shed any light on this issue?
Flying freeholds in Brighouse are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brighouse you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brighouse may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.