Can you clarify what the consequences are if my solicitor is removed from the HSBC Solicitor panel ahead of completing my conveyancing in Liversedge?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
What is your number one tip for finding a conveyancing solicitor in Liversedge
It would be unwise to be seduced by the cheapest Liversedge conveyancing fees. You really do get what you pay for when it comes to property lawyers. 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 know exactly what you’ll have to pay in ahead of the deal.
How can we tell if a Liversedge conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Liversedge obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your conveyancing.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Liversedge conveyancing practitioner on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Various online forums that I have come across warn that are the number one reason for obstruction in Liversedge conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in Liversedge.
I'm buying my first flat in Liversedge with a mortgage from Clydesdale. The developers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about this deal as it may jeopardize my loan with the bank. Is this normal?.
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 pay a maintenance fee for my appartment in Liversedge. Due to losing my job and other issues I slipped into arrears with payments. I negotiated a clearance schedule but there remains approximately £1750 outstanding as of today.
I want to sell and I am worried this may hold me back if I have to pay off the arrears in advance. I'd like to sell up and then pay them back with the proceeds - is this achievable?
The solicitor conducting your Liversedge sale should be in a position to negotiate with the appropriate parties, and agree with them whether or not they would accept settlement from sale proceeds. This is an example of why it is sensible to choose a solicitor in Liversedge as they are likely to enjoy an open line of communication with the management company.