Please explain the implications if my lawyer’s firm is suspended from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Leeds?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am assisting my niece sell her flat in Leeds. Does the conveyancer arrange the energy assessment or it is for the owner to see to?
After the abolition of Home Packs, energy performance certificates remained a mandatory component of selling a house. An EPC must be to hand before the property is advertised. It is not as aspect of the sale process that conveyancers ordinarily arrange. Where you are using a Leeds conveyancing solicitor they might help arrange EPC’s due to their contacts with reputable local assessors
is it true that all Leeds solicitors on the RBS conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the RBS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel in which case such firms would be governed by the CLC.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Leeds solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Leeds surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are downsizing from our property in Leeds and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Leeds conveyancer would know this is not the case. It does beg the question why the buyers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Leeds. We have lived in Leeds for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
3 months have gone by following my purchase conveyancing in Leeds took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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 residence 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 guidance of my in-laws I had a survey completed on a property in Leeds ahead of instructing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor advised that some lenders tend not issue a mortgage on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Leeds. Conveyancing may be slightly more expensive based on your lender's requirements.
I'm converting the mortgage on my current house to a buy to let loan with Bank of Ireland and intend to use the remaining equity as a down payment on further property. The location we are looking at is Leeds. Will your solicitors be able to act for both sets of lenders and tie in the two deals?
Do use our comparison tool on this site to check that the conveyancers are on the appropriate lender panels. Assuming that they are your lawyer will be able to connect the two deals but you should talk with you conveyancer and communicate your desired outcome and needs.