What is the first thing I need to know regarding purchase conveyancing in Lydiate?
You may not hear this from too many lawyers but conveyancing in Lydiate and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there is lots of room for conflict between you and others involved in the home moving process. For instance, the vendor, selling agent and on occasion your bank. Choosing a solicitor for your conveyancing in Lydiate an important selection as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to act in your legal interests and to keep you safe.
On occasion a potential adversary may attempt to sway you that you should follow their advice. For instance, the selling agent may claim to be helping by claiming that your solicitor is dragging his heels. Or your financial adviser may advise you to do something that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
When it comes to lenders such as Aldermore, do Lydiate conveyancers face a fee to be on the conveyancing panel?
We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
How can we know in advance if a Lydiate conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Lydiate obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor carrying out your transaction.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being pedantic. The Lydiate solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search tell me about the property I am purchasing in Lydiate?
Lydiate conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search is essential in every Lydiate conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
My wife and I purchased a renovated Edwardian house in Lydiate. Conveyancing lawyer acted for me and Aldermore. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching address. Is it worth asking Aldermore to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lydiate and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing practitioner who completed the work.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Lydiate is where the house is located. Can you offer any opinion?
Flying freeholds in Lydiate are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lydiate you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lydiate may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Are there any apps to assist me to search for a Lydiate law firm on the Yorkshire Building Society conveyancing panel? I have a car and am prepared to travel upto 10miles to meet the solicitor.
Feel free to make use of the facility on this website. Please pick a bank and your location and you will see a number of Lydiate conveyancing lawyers locally. We have listed some Lydiate conveyancing firms towards the end of this page and you can contact them to check if they are on the Yorkshire Building Society approved list