We note that you have a post code search directory listing solicitors on the Santander conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in East Yorkshire?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in East Yorkshire.
Can I be sure that the East Yorkshire conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in East Yorkshire obtaining recommendations is a good starting point. 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 which is cheap as chips. We would always recommend that you speak with the solicitor conducting your conveyancing.
I have paid off my mortgage with Kent Reliance. I assume I don't need a East Yorkshire conveyancing practitioner on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local East Yorkshire solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your East Yorkshire postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in East Yorkshire.
My relative recommended that if I am buying in East Yorkshire I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your East Yorkshire conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about East Yorkshire around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the East Yorkshire Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, East Yorkshire Education with maps and statistics, Local Amenities and other useful data regarding East Yorkshire.
Due to the encouragement of my in-laws I had a survey completed on a property in East Yorkshire ahead of retaining solicitors. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some banks may refuse to give a loan on such a house.
It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. If you e-mail us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in East Yorkshire. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the estate of my father I am selling a property in Neath but live in East Yorkshire. My conveyancer (based 300 miles from merequires that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing solicitor in East Yorkshire who can attest this legal document for me?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are East Yorkshire based
My fiance and I are purchasing a three bedroom housein East Yorkshire with a mortgage from a bank. We would like to retain our lawyer in East Yorkshire however our bank says she’s not on their "panel". We have to appoint from the our mortgage company panel solicitors or stay with our East Yorkshire conveyancer and incur the extra fees for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The lender mortgage offered to you is subject to its terms and conditions, one of which will be that solicitors will on the bank's conveyancing panel. Until recently, most mortgage companies had open panels, including many conveyancing solicitors in East Yorkshire : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your bank.