My brother-in-law has suggested I instruct a conveyancing solicitor in Great Ayton. I I would like to check if they are accepted on the The Royal Bank of Scotland conveyancing panel. Could you assist?
The first thing to do is call the solicitor and enquire if they are on the lender panel. Otherwise please call The Royal Bank of Scotland who may be able to confirm.
How can we tell if a Great Ayton conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Great Ayton 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 advocate that you speak with the lawyer carrying out your transaction.
I have paid off my mortgage with Virgin Money. I assume I don't need a Great Ayton solicitor on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I had an offer accepted on an apartment in Great Ayton on 14/11/2025, valuation was booked 4 days after, received a clean bill of health. Solicitor appointed, so all that was missing was my mortgage offer. Having made daily calls to Leeds Building Society and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Leeds Building Society conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will my conveyancer be raising enquiries about flooding as part of the conveyancing in Great Ayton.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Great Ayton. There are those who purchase a property in Great Ayton, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, but there are a numerous checks that can be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in Great Ayton. The conventional set of property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to determine whether the premises has suffered from flooding. In the event that the residence has been flooded in past which is not revealed by the vendor, then a purchaser may commence a legal claim for losses as a result of such an inaccurate response. The purchaser’s lawyers will also conduct an enviro report. This will higlight if there is any known flood risk. If so, additional investigations will need to be carried out.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Great Ayton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Great Ayton. 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'm buying a new build house in Great Ayton benefiting from help to buy. The developers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not inform my conveyancer about the side-deal as it may impact my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
In scouring the world wide web for the term cheap conveyancing in Great Ayton it shows results of many property lawyersin the area. How do I determine which is the suitable solicitor for purchase transaction?
The ideal way of choosing a suitable conveyancer is through a personal testimonial, so ask colleagues and relatives who have acquired a property in Great Ayton or the reputable estate agent or financial adviser. Charges for conveyancing in Great Ayton differ, so it's advisable to secure at least four fee estimates from varying types of solicitors. Make sure that you know that the charges are assured not to increase.