My property lawyer in york is not listed on the Godiva Mortgages Ltd Conveyancing Panel. Can I still use my prefered solicitor notwithstanding that they are not on the Godiva Mortgages Ltd panel?
The limited options open to you here include:
- Carry on with your existing york lawyers but Godiva Mortgages Ltd will need to instruct a solicitor on their panel. This will inevitably rack up the overall legal fees as well as result in delays.
- Choose an alternative lawyer to act in the purchase, obviously checking they are Godiva Mortgages Ltd approved.
- Try to convince your Godiva Mortgages Ltd solicitor to attempt to join the Godiva Mortgages Ltd panel
How does conveyancing in york differ for newly converted properties?
Most buyers of new build property in york contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is finished. This is because house builders in york tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in york or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in york before retaining conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some mortgage companies tend refuse to issue a mortgage on such a home.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in york. Conveyancing will be smoother if you use a solicitor in york especially if they regularly deal with such properties in york.
I have been pointed in your direction by a few property agents in york to locate a property lawyer on your site. Is there a financial advantage for Estate Agents to promote your lawyers rather than alternative conveyancing organisations?
We refuse to offer any referral fee for directing people in our direction. We found it would be just too difficult a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
Having checked my lease I have discovered that there are only Sixty One years unexpired on my lease in york. I am keen to get lease extension but my freeholder is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have made all reasonable attempts to locate the lessor. In some cases an enquiry agent should be useful to try and locate and to produce a report which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a property lawyer both on devolving into the landlord’s absence and the application to the County Court overseeing york.
Leasehold Conveyancing in york - Sample of Queries Prior to Purchasing
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Does the lease include onerous restrictions? Be sure to investigate if there are any onerous restrictions in the lease. For example plenty of leases prohibit pets being allowed in in a block in york. If you like the flatin york yet your dog can’t move with you then you will be presented with a hard compromise. It would be sensible to discover as much as possible about the managing agents as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to day to day issues such as the cleanliness of the common parts. Ask other people whether they are happy with them. On a final note, be sure you understand the dates that the maintenance fees are due to the appropriate party and specifically how they are spending the funds.
My wife and I have recently had an offer accepted on a property and had meeting on Friday with Leeds Building Society for the mortgage. They warned us that when it comes to choosing a conveyancer that unless they are on their approved panel of solicitors then we will be subject to an an additional charge of £200. This is because they would then have to instruct a property lawyer to act for them as well as the one we appoint on our behalf and we are liable for their costs. I have requested Leeds Building Society to send me with a list so I can obtain quotes only from their approved solicitors but was told they dont have such a list to hand over. Is there a list online?
Ask Leeds Building Society what their criteria for joining their panel is for a conveyancer.Then ask the conveyancer of your choice whether they fit that criteria and have they acted on loans for Leeds Building Society historically. If the answer to those is yes, then just double check with Leeds Building Society. Another option is to use our search facility and we may be able to identify a lawyer in york on the panel for Leeds Building Society.