My husband and I have arranged the release of further monies on our home loan from TSB as we intend to conduct a loft conversion to our home in Kirkstall. Are we obliged to select a high street Kirkstall solicitor on the TSB conveyancing panel to handle the legals?
TSB don't usually require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
We were going to get a DIP from Skipton 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 Skipton recommend any Kirkstall solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Kirkstall solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
Our offer on a detached house in Kirkstall has been accepted, but there is a chain. The sellers have placed an offer on a flat, but it’s not been accepted yet, and have viewings of other apartments booked. I have instructed a local conveyancing solicitor in Kirkstall. What do I do now? When do I get the mortgage application with Santander going?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then valuation, Kirkstall conveyancing search costs, etc). The first thing to do is check that your lawyer is on the Santander conveyancing panel. Regarding the next stages this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. During a rising market the majority of purchasers would apply for the mortgage with Santander and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with the conveyancing in Kirkstall.
Various online forums that I have visited warn that are the main cause of delay in Kirkstall house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Kirkstall.
It has been three months following my purchase conveyancing in Kirkstall took place. I have checked the Land Registry website 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 asset 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 input of my in-laws I had a survey completed on a house in Kirkstall before appointing lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend not issue a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kirkstall. Conveyancing will be smoother if you use a solicitor in Kirkstall especially if they are accustomed to such properties in Kirkstall.
As co-executor for the estate of my father I am selling a residence in Monmouth but I am based in Kirkstall. My solicitor (based 300 kilometers from merequires that I execute a statutory declaration prior to completion. Could you suggest a conveyancing solicitor in Kirkstall who can witness this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Kirkstall based
Online reading suggests that Kirkstall solicitors are more expensive than licensed conveyancers in Kirkstall to use when purchasing a house. So is it better if I use a conveyancer or a solicitor where I am purchasing for my home move in Kirkstall.
When it comes to conveyancing in Kirkstall the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.