I am selling my apartment in Gomersal. Does my lawyer need to be required to be on the Leeds Building Society conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
Me and my partner are buying a flat in Gomersal. I might seem paranoid but how we can trust a conveyancer? At some point we will need to deposit our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We expect to receive a AIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Gomersal solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Gomersal solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I have finally had an offer on a maisonette in Gomersal agreed to, the vendors do nevertheless have a dependent purchase. The sellers have placed an offer on on an apartment, however it’s not yet agreed to, and have viewings of other properties booked. I have selected a high street conveyancing solicitor in Gomersal. What do I do now? At what point do I apply for the mortgage with Skipton?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then survey, Gomersal conveyancing search fees, etc). First, you must check that your conveyancer is on the Skipton approved list. As to the subsequent phase this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. During a hot market the majority of purchasers will apply for a home loan with Skipton and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to move forward with searches.
Various web forums that I have come across warn that are the number one reason for delay in Gomersal conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of slowing down conveyancing in Gomersal.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Gomersal is where the house is located. Can you shed any light on this issue?
Flying freeholds in Gomersal are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gomersal you would need to get your solicitor to go 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 Gomersal 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 residence.
I have recently had an offer accepted on a leasehold flat in Gomersal and the mortgage adviser that we are using suggested his conveyancing practitioner. They quoted £900 plus VAT and disbursements. Does this sound expensive?
You should not rely on one estimate. You should seek like-for-like quotes for your conveyancing in Gomersal. Then select one that you trust and just as important, is on the approved list of the bank that you are sourcing your mortgage from.