Is the fact that my conveyancer in york is not on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the york conveyancing firm and enquire why they are no longer on the approved list for your bank.
Can I use your services to recommend a Conveyancing solicitor in york even if I’m not purchasing or selling a house, for instance if I intend to acquire an office in york with a loan from Alliance & Leicester ?
Our comparison service is primarily utilised to select residential conveyancing solicitors in york but we have listed towards the end of this page a selection of york commercial conveyancing firms. You will need to make contact with the firm directly to establish if they can also act for Alliance & Leicester
Just had an offer accepted on a new build flat in york. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in york
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Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
My cousin has urged me to appoint his conveyancers in york. Should I use them?
Much as we are happy to recommend a york conveyancing lawyer the ideal way to find a conveyancing lawyer is to have referrals from friends or family who have used the solicitor you're considering.
In relation to leasehold conveyancing in york what are the most common lease defects?
There is nothing unique about leasehold conveyancing in york. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain sections are not included. For example, if your lease is missing any of the following, it could be defective:
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Service charge per centages that don't add up correctly leaving a shortfall Repairing obligations to or maintain parts of the property
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, Skipton Building Society, and Godiva Mortgages Ltd all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to withdraw.
Leasehold Conveyancing in york - Examples of Questions you should consider before buying
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Are there any major works anticipated that could add a premium to the service costs? You should be aware that where the lease has fewer than eighty years it will impact the value of the flat. Check with your mortgage company that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease at some point and you need to have some idea of how much this will be. For most yorklease extensions you would need to own the residence for 24 months in order to be eligible to exercise a lease extension. This question is useful as a) areas could cause problems in the building as the common areas may start to deteriorate where services are not paid for b) if the leaseholders have an issue with the managing agents you will want to have all the details
I have just appointed agents to market my basement apartment in york.Conveyancing solicitors are to be appointed soon but I have recently had a quarterly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would as all ground rent and service charges will be apportionedon completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially