Having been referred to your organisation we were about to go ahead with a conveyancing solicitor in North Yorkshire endorsed using your comparison tool but have come across some other costs illustrations on the internet appear cheaper – why is this?
There are numerous solicitors offering what appear to be very low prices. You should think twice as to how important this transaction is to you that want to take 'cheap' risks in relation to the quality of the conveyancing. Some hide additional charges deep into the terms of engagement. The conveyancers that we put forward for conveyancing in North Yorkshire neverdo this.
The North Yorkshire conveyancing firm handling our North Yorkshire conveyancing has uncovered a difference between the assumptions in the home valuation survey and what is in the legal papers for the property. My solicitor informs me that he needs to check that the lender is OK with this discrepancy and is content to go ahead. Is my solicitor’s course or action legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
When it comes to mortgage companies such as UBS, do North Yorkshire lawyers face a yearly amount to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I am selling my apartment. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being problematic. The North Yorkshire solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
Principality have agreed my home loan in principle, my bid on a property in North Yorkshire has been accepted, what happens next?
Your estate agent will need to be advised as to your conveyancing practitioner's details (ensure that the conveyancing practitioners are on the bank’s approved list). Telephone Principality or your financial adviser and finish off any appropriate paperwork. Principality will sellect a valuer who will get in contact with the selling agent or owners to book a slot for the valuation to occur. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Principality will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in North Yorkshire.
I have todaydiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in North Yorkshire for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The easiest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of North Yorkshire conveyancing specialists.
I'm refinancing my current home to a buy to let loan with The Mortgage Works and I will use the rest of the raised equity towards another property. The area we are talking about is North Yorkshire. Will your solicitors be able to act for both sets of lenders and link together the conveyances?
Do use our search tool on this page to check that the solicitors are approved by both mortgage companies. Having checked that they are your lawyer should be able to connect the two transactions but you should talk with you solicitor and make clear your desired outcome and requirements.
What are your top tips when it comes to choosing a North Yorkshire conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a North Yorkshire conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non North Yorkshire conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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Can they put you in touch with clients in North Yorkshire who can give a testimonial?
North Yorkshire Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
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Plenty North Yorkshire leasehold apartments will have a service bill for the upkeep of the building invoiced on behalf of the management company. Should you buy the property you will have to meet this amount, usually quarterly throughout the year. This could vary from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a rentcharge to be met yearly, ordinarily this is not a exorbitant sum, say about £50-£100 but you need to check it because sometimes it could be surprisingly expensive. Is the freehold owned collectively by the leaseholders? Its a good idea to find out as much as possible regarding the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to practical matters like the tidiness of the communal areas. Ask prospective neighbours whether they are happy with them. On a final note, be sure you discover the dates that the maintenance charges are due to the managing agents and specifically what you get for your money.