Do lenders provide you with an approved list of Bedale conveyancing solicitors? How do you know who is on the Virgin Money conveyancing panel?

Bedale conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.

My wife and I are purchasing a flat in Bedale. It might be a silly question but how we can trust a lawyer? At some point we have to send money into their account. What protection do we have from them run away with our monies?

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 had appointed conveyancing lawyers based in Bedale on the Virgin Money solicitor approved list. They have just invoiced me a supplemental sum for dealing with the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer is entitled to levy a fee for this. This charge is not set by Virgin Money but by your Bedale conveyancing practitioner. Some firms on the Virgin Money panel will quote an ‘acting for lender’ fee and others do not.

I have finally had an offer on a maisonette in Bedale agreed to, but there is a chain. The sellers have offered on a flat, however it’s not yet agreed to, and are looking at other apartments booked. I have chosen a bricks and mortar conveyancing solicitor in Bedale. What should be my next step? At what stage do I apply for the mortgage with Nottingham?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then survey, Bedale conveyancing search costs, etc). The first thing to do is ensure that your lawyer is on the Nottingham conveyancing panel. Regarding the next steps this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. During a rising market many home buyers would apply for the mortgage with Nottingham and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to press on with searches.

I have been told that property searches are a common reason for hinderance in Bedale conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Bedale.

I'm purchasing my first flat in Bedale with a loan from Accord Mortgages Ltd. The developers refused to move on the amount so I negotiated 6k of extras instead. The house builders rep advised me not reveal to my solicitor about this deal as it will impact my mortgage with Accord Mortgages Ltd. Is this normal?.

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 converting the mortgage on my primary property to a buy to let mortgage with Barnsley Building Society and intend to use the remaining equity as a down payment on another property. The area we are talking about is Bedale. Will your lawyers be able to act for the two mortgage companies and tie in the conveyances?

Make use of our comparison tool on this site to ensure that the solicitors are approved by both lenders. Having checked that they are your conveyancer should be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and make apparent your desired outcome and requirements.