Is the fact that my solicitor in Helmsley is not on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Helmsley conveyancing practice and ask them why they are no longer on the approved list for your bank.
Why is leasehold purchase conveyancing in Helmsley costs more?
In summary, leasehold conveyancing in Helmsley and North Yorkshire usually warrants extra work compared to freehold conveyancing. This includes reviewing the lease, corresponding with the landlord concerning the service of required notices, procuring current service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different owners have owned the lease since it was first granted.
My wife and I have recently appointed a conveyancing solicitor in Helmsley. I I would like to check whether they are accepted on the TSB approved list of lawyers. Could you advise?
You should e-mail your solicitor and ask them if they are on the lender panel. Alternatively you can call TSB who may be able to confirm.
Various online forums that I have visited warn that are the number one reason for obstruction in Helmsley house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of slowing down conveyancing in Helmsley.
I completed on my flat on 3 August and my personal details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Helmsley expressed confidence that it should be recorded in a couple of weeks. Are transfers in Helmsley particularly slow to register?
There is nothing unique when it comes to conveyancing in Helmsley registration formalities. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and if the Land registry must send notices to any other parties. At present approximately three quarters of submission are fully addressed in less than three weeks but occasionally there can be extensive delays. Registration is effected once the buyer has moved in to the premises therefore registration formalities is not always top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
Due to the advice of my in-laws I had a survey completed on a house in Helmsley prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies may not issue a mortgage on this type of house.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Helmsley. Conveyancing may be slightly more expensive based on your lender's requirements.