Much to our surprise we have been told by our IFA that my Helmsley lawyer is not on the mortgage company Solicitor panel. How can I be certain if this is indeed the case?
The best course of action for you to take is to contact your Helmsley conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
We are about to sign contracts for a garden flat in Helmsley. We encountered a snag. Our loan offer with Bank of Ireland expires on 2/2/2026 but the owners are suggesting a completion date of 4/2/2026. Can one prolong the loan expiry date?
The person best placed to deal with your concern is your conveyancer who will hopefully calculate if he or she is corresponding with the mortgage broker, vendor’s conveyancers, estate agents or possibly all three based on the history of your conveyancing as of today.
My Conveyancer in Helmsley has never been on on the Barnsley Building Society Approved Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the Barnsley Building Society list of approved lawyers?
Your options are as follows:
- Carry on with your existing Helmsley solicitors but Barnsley Building Society will need to instruct a solicitor on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and cause delays.
- Get an alternative solicitor to to deal with the purchase, not forgetting to check they are Barnsley Building Society approved.
- Persuade your Barnsley Building Society based solicitor to seek to join the Barnsley Building Society panel
If you had a top tip for selecting a conveyancing solicitor in Helmsley what would it be?
It would be unwise to be swayed by the lowest Helmsley conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
is it true that all Helmsley solicitor practices on the Skipton conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Skipton conveyancing panel they would need to be overseen by the SRA. Many banks do allow licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Helmsley building society branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Helmsley conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their published requirements. I simply don't know who is right.
Your conveyancer has to follow the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
About to purchase a new build apartment in Helmsley. Conveyancing is necessary evil 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 conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Helmsley
-
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. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan.
I decided to have a survey done on a house in Helmsley ahead of instructing lawyers. I have been told that there is a flying freehold element to the house. My surveyor advised that some lenders may refuse to issue a loan on a flying freehold home.
It varies from the lender to lender. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Helmsley. Conveyancing may be slightly more expensive based on your lender's requirements.