My partner and I are acquiring a leasehold flat in Ripon. My Solicitor is not on the mortgage company solicitor panel. Is it possible for me to appoint my Ripon conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?
You have a number of alternatives open to you here
- Proceed with your existing Ripon lawyer but your mortgage company will undoubtedly appoint a conveyancer on their approved list. The net result is additional fees together with potential frustration.
- Get a fresh conveyancing practitioner to act in the purchase, obviously checking they are on the bank conveyancing panel.
- Appeal to your conveyancer to seek to join the lender panel
We have a mortgage agreed in principle with HSBC. Ripon conveyancing lawyers were chosen. How long does it take for HSBC to send the offer to the conveyancer?
Some lenders take longer than others. Have HSBC conducted the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am currently in the process of buying my council flat in Ripon. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Planning on purchasing a apartment in Ripon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ripon lawyer is on the Nottingham conveyancing panel.
five months have elapsed since my purchase conveyancing in Ripon concluded. I have checked the Land Registry website which shows that I paid £200,000 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 premises 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 Ripon differ for newly converted properties?
Most buyers of new build or newly converted property in Ripon contact 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 Ripon usually purchase the real estate, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Ripon or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a house in Ripon ahead of retaining lawyers. I have been told that there is a flying freehold element to the house. My surveyor has said that some banks may refuse to give 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 check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ripon. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ripon to see if the conveyancing will be more expensive.
What does commercial conveyancing in Ripon cover?
Commercial conveyancing in Ripon covers a broad range of advice, provided by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.