Am I correct in assuming that the fact that my solicitor in Pontefract is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That would more than likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Pontefract conveyancing firm and enquire why they are no longer on the approved list for your bank.
I purchased a freehold property in Pontefract yet charged rent, why is this and what is this?
It is rare for properties in Pontefract and has limited impact for conveyancing in Pontefract but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
It has been five months following my purchase conveyancing in Pontefract completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. 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.
How does conveyancing in Pontefract differ for newly converted properties?
Most buyers of new build property in Pontefract approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Pontefract tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Pontefract or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Pontefract in advance of instructing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies will refuse to grant a loan on such a house.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pontefract. Conveyancing will be smoother if you use a solicitor in Pontefract especially if they are accustomed to such properties in Pontefract.
After what seems like an age a loan agreement from a lender for the remortgage of my 4 bedroom garden flat is to be issued within the next few days. Can you recommend an efficient remortgage conveyancing practitioner in Pontefract ?
This site is not designed to help in pursuit of a cheap conveyancing solicitors in Pontefract. Our goal is to offer excellent value conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing companies offering low cost conveyancing in Pontefract.In your best case scenario, in going for cheap conveyancing, you will get what you pay for and at worst you will end up invoiced for extras and still not get the service expected.