Our lender has suggested a law firm on their panel based in Scarborough but I would rather instruct a conveyancing lawyer in Scarborough round the corner to me. Are you able to help?
Not all Scarborough conveyancing solicitors are on all lender’s conveyancing panel. Use our find an approved solicitor tool to locate a Scarborough conveyancing solicitor on the on the mortgage company panel.
Can you help - my lawyer says that lack of right of way insurance is necessary on my purchase. What is the level of cover for Scarborough conveyancing?
The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Santander and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being problematic. The Scarborough solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
My offer was accepted on an apartment in Scarborough on 10/12/2024, valuation was booked five days after, all came back fine. Property lawyer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Santander and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Santander conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am purchasing my first flat in Scarborough benefiting from help to buy. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The estate agent told me not to tell my lawyer about this deal as it will put at risk my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Given that I will soon part with 450k on a garden flat in Scarborough I would like to talk to a conveyancer regarding theconveyancing before instructing the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer who will be doing your property ownership legalities in Scarborough.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Scarborough should be the amount on the final invoice that you are charged.
Am I best advised to go with a Scarborough conveyancing solicitor based in the location that I am hoping to buy? We have a good friend who can carry out the conveyancing however his firm is located a couple of hundredmiles drive away.
The benefit of a high street Scarborough conveyancing firm is that you can visit the firm to sign paperwork, present your identification documents and pester them where appropriate. Having local Scarborough know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were happy that should trump using an unknown Scarborough conveyancing lawyer just because they are local.
When it comes to leasehold conveyancing in Scarborough what are the most common lease problems?
Leasehold conveyancing in Scarborough is not unique. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:
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A provision for the recovery of money spent for the benefit of another party. Service charge per centages that don't add up correctly leaving a shortfall
You will encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Yorkshire Building Society, Barnsley Building Society, and Britannia all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to withdraw.
I purchased a basement flat in Scarborough, conveyancing was carried out in 2001. How much will my lease extension cost? Similar properties in Scarborough with an extended lease are worth £265,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2100
With 75 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.