Are the Selby conveyancing solicitors identified as being on the RBS conveyancing panel, together with their details provided by RBS?
Selby conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Selby solicitor on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Selby solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Selby surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Clydesdale have agreed my mortgage in principle, my offer on a flat in Selby has been accepted, what are the next steps?
Your estate agent will want to be advised as to your property lawyer's details (be sure the solicitors are on the lender’s panel). Call up Clydesdale or your broker and complete any relevant paperwork. Clydesdale will sellect a valuer who will get in touch with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. Clydesdale will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Selby.
I note that there are debates on Chancel Insurance on online forums. Do I require this when acquiring a house in Selby? or I am told that there is a law dating back centuries that means some house owners residing in a parish church boundary may be liable to pay for maintenance to the chancel within the church. Is this a legitimate concern for conveyancing in Selby?
Unless a previous purchase of the property took place after 12 October 2013 you could assume that solicitors handling conveyancing in Selby to remain encouraging a chancel search and or insurance against a claim.
How does conveyancing in Selby differ for new build properties?
Most buyers of new build residence in Selby come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Selby usually 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 property lawyers 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 Selby or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Selby is the location of the property. Can you shed any light on this issue?
Flying freeholds in Selby are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Selby you must be sure that your lawyer goes 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 Selby may ascertain 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.
Taking into account that I will soon part with 450k on 3 bedroom house in Selby I wish to talk to a lawyer about mytransaction ahead of instructing the firm. Can this be arranged?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your conveyancing in Selby.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in Selby should be the amount on the final invoice that you are charged.