I am need of leasehold conveyancing for an apartment in a relatively new development (6 years built) in Beverley. Almost all the appartments are already disposed of. Is it really necessary to order neighbourhood searches for my conveyancing in Beverley?
You would be taking a significant risk in not carrying out Beverley conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would strongly advise in no uncertain terms that your solicitor conducts them. Where speed and driving down costs are top of your concerns you should discuss with your solicitor about the viability of search insurance
I am the only beneficiary of my late father’s estate and I have everything in my name alone, including the house in Beverley. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the property. I do know about the CML six month 'rule', which means that my property ownership may be treated the same way as though I had purchased the property in October. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. many mortgage companies would take a practical view as this requirement chiefly exists to capture subsales or the wholesaling and assigning of properties.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Beverley solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Beverley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Leeds Building Society have agreed my home loan in principle, my bid on a apartment in Beverley has been agreed to, what happens next?
Your estate agent will want to be advised as to your conveyancer's details (ensure that the conveyancers are on the bank’s panel). Telephone Leeds Building Society or the broker and finish off any outstanding documentation. Leeds Building Society will sellect a valuer who will get in contact with the selling agent or seller to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Beverley.
Are there restrictive covenants that are commonly identified as part of conveyancing in Beverley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Beverley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I opted to have a survey carried out on a property in Beverley in advance of retaining solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some banks may refuse to grant a loan on this type of house.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Beverley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Beverley to see if the conveyancing costs will increase in light of this.
How easy is it to swap conveyancer as I have to find a firm on the Bank of Scotland conveyancing list. I had appointed a high street conveyancing solicitor in Beverley five minutes from me but he is not approved by Bank of Scotland
We will our best to assist in finding you a conveyancing solicitor in Beverley on the Bank of Scotland panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Beverley. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Beverley.
In my capacity as executor for the estate of my uncle I am disposing of a house in Monmouth but reside in Beverley. My lawyer (approximately 200 miles awayneeds me to execute a stat dec before completion. Could you suggest a conveyancing solicitor in Beverley who can witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Beverley