We previously chose solicitors located in Stokesley on the HSBC solicitor panel. They have just invoiced me an additional amount for dealing with the HSBC mortgage. Is this an additional conveyancing fee set by HSBC?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. The fee is not dictated by HSBC but by your Stokesley solicitor. Some firms on the HSBC panel will levy an ‘acting for lender’ fee and others do not.
How can we tell if a Stokesley conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Stokesley getting recommendations is a sensible start. 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 advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your transaction.
About to purchase apartment in Stokesley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Stokesley conveyancer is on the Leeds Building Society conveyancing panel.
I have a semi-detached Victorian property in Stokesley. Conveyancing practitioner represented me and The Royal Bank of Scotland. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stokesley and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing practitioner who conducted the purchase.
I'm buying a new build house in Stokesley with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not disclose to my solicitor about this side-deal as it could jeopardize my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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 remortgaging my primary home to a buy to let loan with Norwich and Peterborough Building Society and intend to use the remaining equity as a deposit on a second property. The location we are looking at is Stokesley. Will your conveyancers be able to act for both sets of mortgage companies and tie in the transactions?
Do use our comparison tool on this page to check that the solicitors are on the relevant lender panels. On the basis that they are your conveyancer will be able to tie up the two conveyancing matters but you should talk with you lawyer and communicate your desired outcome and needs.
Am I better off to go with a Stokesley conveyancing lawyer who is local to the property I am buying? I have an old university friend who can conduct the conveyancing but they are based approximately 350miles drive away.
The benefit of a high street Stokesley conveyancing firm is that you can pop in to execute documents, hand in your identification documents and pester them if necessary. They will also have local intelligence which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were content that should surpass using an unfamiliar Stokesley conveyancing solicitor just because they are local.