I am progressing with the sale of my apartment in Guiseley and the estate agent has just e-mailed to advise that the purchasers are swapping solicitor. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. On what basis would a leading lender only engage with certain law firms rather the firm that they want to choose for their conveyancing in Guiseley ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks attribute this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
Would the conveyancing lawyers listed on your site perform attended exchange conveyancing in Guiseley?
There are a few conveyancing experts who can conduct one day exchanges. You should contact us to receive a fee calculation and details as to dates.
Can I use your services to find a Conveyancing solicitor in Guiseley even if I’m not purchasing or disposing of a house, for instance where I intend to acquire a shop in Guiseley with a loan from Santander?
Our comparison service is mainly used to locate residential conveyancing solicitors in Guiseley but we have set out towards the bottom of this page a selection of Guiseley commercial conveyancing firms. You should make contact with the company directly to check if they can also act for Santander
I am selling our property in Guiseley and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Guiseley. Having lived in Guiseley for six years we know that this is a non issue. Should we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I am buying a new build apartment in Guiseley. Conveyancing is daunting 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 are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Guiseley
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared.
In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Guiseley and how can you help?
The particular law that you refer to provides protection to business lessees, giving them the legal entitlement to make a request to court for a renewal lease and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Guiseley is one of our many areas of the UK in which our lawyers are located