My Solicitor in Kirk Ella is not listed on the Skipton Building Society Approved Panel. Is it possible for me to use my family solicitor even though they are excluded from the Skipton Building Society list of approved lawyers?
Your options are as follows:
- Carry on with your existing Kirk Ella solicitors but Skipton Building Society will need to use a solicitor on their panel. This will result in additional total legal fees and result in frustration.
- Find a new solicitor to to deal with the conveyancing, obviously checking they are Convince your solicitor to use their best endeavours to join the Skipton Building Society conveyancing panel
We expect to receive a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Kirk Ella solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Kirk Ella solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I have paid off my mortgage with Santander. I assume I don't need a Kirk Ella property lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I recently had an offer accepted on a house in Kirk Ella. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £200. Not long after, the property lawyer called me to say that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
three months have gone by following my purchase conveyancing in Kirk Ella concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the advice of my in-laws I had a survey completed on a property in Kirk Ella ahead of retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will not grant a loan on this type of premises.
It varies from the lender to lender. HSBC has different instructions from Nationwide. If you call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kirk Ella. Conveyancing will be smoother if you use a solicitor in Kirk Ella especially if they are acquainted with such properties in Kirk Ella.
My husband and I are novice buyers - agreed a price, but the agent has warned us that the owners will only issue a contract if we appoint their preferred solicitors as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor used to conveyancing in Kirk Ella
It is unlikely the owners are driving this. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you are going to use your own,trusted Kirk Ella conveyancing lawyers - rather thanthose that will provide the estate agent a commission or achieve conveyancing thresholds set by head office.
I am hoping to exchange soon on a ground floor flat in Kirk Ella. Conveyancing solicitors inform me that they are sending me a report next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Kirk Ella should include some of the following:
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What remedies are open the freeholder should you have breached the provisions of the lease? if lease caters for for a slush fund for major works? Are pets allowed in the flat? It needs to be made clear to you whether the lease permits you to change or improve aspects of the flat- you must know whether any restrictions relates to all alterations or limited to structural alteration, and whether consent is mandated necessary
I bought a 1st floor flat in Kirk Ella, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Kirk Ella with over 90 years remaining are worth £180,000. The ground rent is £65 yearly. The lease terminates on 21st October 2084
You have 58 years remaining on your lease we estimate the premium for your lease extension to range between £22,800 and £26,400 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.