Why do I have to pay up front for conveyancing in Great Harwood?

Where you are retaining lawyers for conveyancing in Great Harwood your solicitor will ask you to provide them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. If any down payment is as part of the sale price then this should be needed shortly in advance of exchange of contracts. The closing balance that is needed will be payable a few days ahead of the completion date.

We have agreed to purchase a house in Great Harwood. A rare aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Clydesdale your lawyer must comply with the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Clydesdale where a lease does not meet these conditions. The conditions relate to the installation of panels on properties nationwide and is not restricted to Great Harwood.

My wife and I are spending time viewing houses in Great Harwood and I am about to put in an offer. Should I already have a lawyer in place at this point? I will be getting a home loan with Clydesdale.

You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are seeking a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.

After shopping around on the internet I have found a Great Harwood lawyer having checked that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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. You may wish to consider appointing your own Great Harwood surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I am buying my first flat in Great Harwood with the aid of help to buy. The sellers would not budge the amount so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my conveyancer about the deal as it will jeopardize my mortgage with Bank of Scotland. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I'm converting the mortgage on my primary house to a BTL loan with Bank of Ireland and intend to use the remaining equity as a deposit on further house. The area we are looking at is Great Harwood. Will your solicitors be able to act for both sets of lenders and link together the conveyances?

Make use of our comparison tool on this site to check that the conveyancers are on the relevant lender panels. Having checked that they are the solicitor should be able to simultaneously deal with the two transactions but you should talk with you solicitor and communicate your expectations and needs.

I have just started marketing my basement flat in Great Harwood.Conveyancing lawyers have not yet been instructed however I have just received a half-yearly service charge demand – should I leave it to the buyer to sort out?

Your conveyancing lawyer is likely to suggest that you should discharge the invoice as normal as all ground rent and service charges should be allottedas part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially