We are purchasing a 1 bedroom flat in Skipton with a mortgage. We like our Skipton lawyer, however the lender says he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Skipton conveyancer and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Skipton conveyancing solicitor to apply to be on the conveyancing panel.
My grandmother passed away six months ago and as sole heir and executor I was left the house in Skipton. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Aldermore will insist on your using a conveyancer on the Aldermore conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Aldermore conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Aldermore mortgage is registered as a charge at the Land Registry.
I am due to move home in December. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Skipton. Conveyancing solicitor was found before I stumbled across this site.
On the afternoon of completion you will need to collect the house keys from the selling agent however this should only take place once the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be collected. You will need to advise the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can assist you in locating a conveyancing in Skipton or a firm that specialises in conveyancing in Skipton.
We expect to receive a AIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Skipton solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Skipton solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
After weeks of negotiation I have agreed a price on a house in Skipton. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. Shortly after, the solicitor called me to say that they were not on the Santander 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 Santander 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.
How does conveyancing in Skipton differ for new build properties?
Most buyers of new build property in Skipton contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is built. This is because builders in Skipton typically buy 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 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 Skipton or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Skipton is the location of the property. Can you offer any opinion?
Flying freeholds in Skipton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Skipton you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Skipton 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 residence.
Taking into account that I will soon part with £400,000 on a garden flat in Skipton I would like to talk to a lawyer about myconveyancing in advance of 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 lawyer due to be doing your conveyancing in Skipton.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Skipton should be the amount on the final invoice that you end up paying.