Can I use your services to recommend a Conveyancing solicitor in Robin Hoods Bay even where I’m not purchasing or disposing of a house, for instance if I intend to acquire an office in Robin Hoods Bay with a mortgage from Virgin Money?
The service is primarily there to find residential conveyancing solicitors in Robin Hoods Bay but we have listed at the end of this page a selection of Robin Hoods Bay commercial conveyancing firms. You will need to make contact with the firm directly to check if they can also act for Virgin Money
Can you clarify what the consequences are if my solicitor is suspended from the HSBC Conveyancing panel ahead of completing my conveyancing in Robin Hoods Bay?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Robin Hoods Bay lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
After months of negotiation I have agreed a price on a house in Robin Hoods Bay. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an on account payment of £200. A couple of days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Planning on purchasing a maisonette in Robin Hoods Bay. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander 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 Robin Hoods Bay property lawyer is on the Santander conveyancing panel.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Robin Hoods Bay is where the house is located. Can you offer any assistance?
Flying freeholds in Robin Hoods Bay are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Robin Hoods Bay you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Robin Hoods Bay may determine 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 property.
My husband and I are 17 days into a leasehold purchase having been referred to a firm by the estate agent to handle our conveyancing in Robin Hoods Bay. I am am starting to be frustrated with the level of service. Can you you assist me in finding new lawyers?
They would need to be really poor to suggest changing them. Has your mortgage been generated? If so you will need to advise them of the replacement lawyer and have the offer are issued to the new lawyers. The solicitor ideally should be on the banks approved list to avoid added costs and frustration. So that should be your first question of the new conveyancers. The find a solicitor tool can help you find a lender approved solicitor for your conveyancing in Robin Hoods Bay
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have since been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Robin Hoods Bay. Conveyancing advisers have are about to be instructed. Will they explain the issues?
The majority of houses in Robin Hoods Bay are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Robin Hoods Bay in which case you should be looking for a Robin Hoods Bay conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer should appraise you on the various issues.
I purchased a split level flat in Robin Hoods Bay, conveyancing was carried out in 2003. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Robin Hoods Bay with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced annually. The lease runs out on 21st October 2083
With 57 years left to run we estimate the premium for your lease extension to be between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.