Are all Lydiate Conveyancing Quality Solicitors on the Leeds Building Society conveyancing list of approved firms?
It is true that some lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
We had instructed conveyancing lawyers located in Lydiate on the Yorkshire BS solicitor approved list. They have just invoiced me a separate amount for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your property lawyer may levy a fee for this. This fee is not set by Yorkshire BS but by your Lydiate solicitor. Plenty of firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee and others do not.
I'm in the process of looking at flats in Lydiate and I am now considering a potential offer. Is it wise to have a conveyancer on ‘stand by’? I intend to finance via a mortgage with Lloyds.
It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are getting a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
A colleague suggested that if I am buying in Lydiate I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Lydiate conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Lydiate around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Lydiate.
I decided to have a survey carried out on a house in Lydiate ahead of retaining solicitors. I have been informed that there is a flying freehold element to the house. The surveyor has said that some banks will refuse to issue a mortgage on such a house.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you e-mail us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lydiate. Conveyancing will be smoother if you use a solicitor in Lydiate especially if they are familiar with such properties in Lydiate.
I am a couple of weeks into a freehold purchase having been referred to conveyancers by the high street agent to perform conveyancing in Lydiate. We are not happy. Can you you assist me in finding new lawyers?
A lawyer would have to be very poor to suggest changing them. Has your mortgage been sent? If so you will need to inform them of the new contact details and get the mortgage documents are re-sent. The solicitor ideally needs to be on the banks approved list to avoid added expenses and delays. That should be your starting point. The search tool should assist you in finding a bank approved lawyer for your home move in Lydiate
I am in need of some leasehold conveyancing in Lydiate. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.
Assuming the lease is registered - and 99.9% are in Lydiate - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Lydiate - A selection of Questions you should ask Prior to Purchasing
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Plenty Lydiate leasehold apartments will have a service bill for the upkeep of the block set by the freeholder. If you buy the flat you will have to pay this liability, usually quarterly accross the year. This could differ from a few hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a rentcharge to be met annual, this is usually not a significant sum, say around £25-£75 but you should to check as occasionally it could be surprisingly expensive. The best form of lease arrangement is a share of the freehold. In this scenario the tenants have control and notwithstanding that a managing agent is frequently retained where the building is bigger than a house conversion, the managing agent is directed by the tenants.
Are you able to shed any light on the spectrum of conveyancing provided by Lydiate conveyancing organisations?
For the most part Lydiate conveyancing companies can conduct a wide sphere of legal advice to domestic and agricultural land owners, sellers, first time buyers, freeholders and tenants and you can expect them to help you with some of the following services:
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Home sale conveyancing in Lydiate and nationwide
House purchase conveyancing in Lydiate and beyond
Leasehold conveyancing selling and buying Shared ownership and shared equity scheme Advising squatters about their rights to lawfully acquire property by way of adverse possession Staircasing i.e. buying extra shares of a property that has been purchased through a shared ownership scheme