I was referred a solicitor who has given a fee calculation of £1700 for no sale no fee conveyancing in Pontefract. I am hoping to downsize from a Georgian property for £300,000. Is this overpriced? Is it in excess of the norm for conveyancing in Pontefract?
The estimate does seem a tad overpriced. If you are content to expend time scrutinising fee on a like for like basis you could trim some of the expense by as much as £100 plus VAT. That being said, you mightlive to regret choosing an a cheaper conveyancer. If is important to be sure that the firm can also act for your bank. You can make use of our search tool to locate a Pontefract conveyancing practice on the banks conveyancing panel which can often include conveyancing solicitors in Pontefract.
My husband and I are getting closer to an exchange on a property in Pontefract and my parents have transferred the 10% deposit to my property lawyer. I am now advised that as the deposit has been received from someone other than me my solicitor needs to disclose this to my mortgage company. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I advised the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The lawyer is obliged to clarify with the bank to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
It is is a decade since I purchased my house in Pontefract. Conveyancing lawyers have recently been appointed on the sale but I can't locate the deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be kept by the mortgage company or they may be archived with the lawyers who handled your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Pontefract relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
I happen to be the only recipient of my late grandmother’s will and I have everything in my name now, including the house in Pontefract. The Pontefract property was put into my name in December. I now wish to sell up. I do know about the CML six month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the property in December. Do I have to wait half a year to sell?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Some mortgage companies would take a pragmatic view as this requirement principally exists to capture subsales or the quick reselling of properties.
I am currently in the process of buying my council flat in Pontefract. I have a mortgage offer with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
After what seems like an age I have had an offer on a flat in Pontefract agreed to, the owners do however have a dependent purchase. The vendors have offered on somewhere, but it’s not been accepted yet, and have viewings of other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Pontefract. What should be my next step? When do I get the mortgage application with Nottingham started?
It is usual to have anxieties 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 valuation, Pontefract conveyancing search charges, etc). First, you must ensure that your property lawyer is on the Nottingham conveyancing panel. Regarding the subsequent stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. During a buoyant market many purchasers will apply for the mortgage with Nottingham and pay for the valuation and only if it was satisfactory would they ask their solicitor to proceed with the conveyancing in Pontefract.
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when buying a house in Pontefract?
Unless a prior purchase of the premises took place post 12 October 2013 you could take it that lawyers conducting conveyancing in Pontefract to remain recommending a chancel search and or chancel repair liability policy.