Recently been in touch with my conveyancing lawyer in North Yorkshire who conducted the legals two years ago and wanted a conveyancing costs illustration based on the same type of house sale & purchase (a leasehold property and a freehold premises) of similar values with a mortgage from Alliance & Leicester . It looks as though am now being quoted double. Stick with what I know or should I seek out an alternative property lawyer?
The quote is slightly on the high side. If you are prepared to invest time scrutinising quotes you may be able to trim some of the cost by as much as £100 plus VAT. That being said, if you were satisfied with the service the firm offered you maylive to rue choosing an a cheaper solicitor. Don't forget to check that the firm can act for Alliance & Leicester . You can make use of our search tool to find a North Yorkshire conveyancing firm on the Alliance & Leicester approved list of lawyers, which can often include conveyancing solicitors in North Yorkshire.
My god-son is purchasing a new build apartment in North Yorkshire with a mortgage from Clydesdale. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Do banks and building societies provide you with an approved list of North Yorkshire conveyancing solicitors? How do you know who is on the Kent Reliance conveyancing panel?
North Yorkshire conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
I am purchasing my first flat in North Yorkshire with a mortgage from Alliance & Leicester . The sellers refused to reduce the price so I negotiated 6k of additionals instead. The property agent advised me not disclose to my solicitor about the extras as it could jeopardize my loan with Alliance & Leicester . Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. North Yorkshire is the location of the property. Is there any guidance you can give?
Flying freeholds in North Yorkshire are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North Yorkshire you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Yorkshire may decide 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.
Do you have any advice for leasehold conveyancing in North Yorkshire from the point of view of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in North Yorkshire can be bypassed where you instruct lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the buyers’ conveyancers. Some North Yorkshire leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. If you have had conflict with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as historic rather than unresolved. The majority of landlords or managing agents in North Yorkshire charge for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management pack sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for delay in leasehold conveyancing in North Yorkshire.
North Yorkshire Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
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The answer will be useful as a) areas may cause problems in the building as the common areas may start to deteriorate if services are not paid for b) if the tenants have a dispute with the managing agents you will need to know about it Who manages the building? Does the lease have onerous restrictions?