I am thinking of mortgaging my property in Harehills, does my lawyer have to be on the Leeds Building Society Solicitor panel?
There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
This question may be naive but I am new to the process as FTB of a ground floor flat in Harehills. Do I collect the keys to the property on completion from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Harehills?
On the day of completion you will not be required to go to the conveyancers office in Harehills. Your solicitors will arrange to send the purchase money to the seller's conveyancers, and once they have received this, you will be called to receive the keys from the selling Agents and move into your new home. Usually this happens early afternoon.
My wife and I purchasing a detached bungalow in Harehills. Our aim is to convert the garage to an office at the house.Will the conveyancing process involve enquiries to determine if these alterations are prohibited?
Your conveyancer should review the registered title as conveyancing in Harehills will occasionally identify restrictions in the title deeds which prohibit categories of alterations or need the permission of a 3rd party. Many works require local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I currently have a mortgage with Santander for my property in Harehills. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval prior to renting your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel solicitor.
Have purchased a a detached house in Harehills , how long will it take for the Land Registry to register my ownership? My Harehills conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are concluded.
As far as conveyancing in Harehills registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether there are errors and whether the Land registry have to notify any third parties. At present roughly 80% of submission are completed within 12 days but occasionally there can be longer hold-ups. Registration is effected after the purchaser has moved in to the premises so post completion formalities is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Harehills is where the house is located. Is there any guidance you can give?
Flying freeholds in Harehills are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Harehills you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harehills may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
In my capacity as executor for the estate of my aunt I am disposing of a residence in Cardiff but live in Harehills. My solicitor (who is 260 miles awayneeds me to execute a stat dec prior to completion. Could you suggest a conveyancing solicitor in Harehills to attest and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Harehills based
Myself and my husband have recently had an offer agreed on a house and had meeting on Monday with Nationwide for the mortgage. They warned me that when it comes to choosing a conveyancer that unless they are on their approved panel of solicitors then we will have to pay out a further charge of £200. This is because they would then have to select a solicitor to act on their behalf in addition to the one we select on our behalf and we assume responsibility for their fees. I have asked Nationwide to supply me with a list so I can obtain estimates only from their approved lawyers but was told they dont have such a list to hand over. Is there a list online?
Ask Nationwide what their criteria for panel membership is for a conveyancer.Thereafter ask the property lawyer of your choice whether they fit that criteria and have they acted on loans for Nationwide in the past. If the answer to those is yes, then just clarify this with Nationwide. Alternatively please make use of our search facility and we may be able to locate a conveyancer in Harehills on the panel for Nationwide.