Recently contacted my conveyancing solicitor in Skipton who conducted the legals 18 months ago requesting a conveyancing estimate based on the same type of house sale & purchase (a leasehold premises and a freehold property) of similar values with a home loan from The Mortgage Works. It looks as though am now being charged double. Should I hunt for an alternative conveyancer?
The charges appear a tad high. If you are content to spend time contrasting costs you might trim some of the expense by perhaps £100 plus VAT. That being said, assuming were pleased with the legal work the firm offered you mightcome to rue choosing an an untested solicitor. Don't forget to be sure that the conveyancer can represent The Mortgage Works. Do make use of our search tool to select a Skipton conveyancing firm on the The Mortgage Works member panel, which can often include conveyancing solicitors in Skipton.
I am buying a newly constructed flat in Skipton and my lawyer is advising me that she is duty bound to the bank to disclose incentives from the developer. I am nearing the developer’s deadline to exchange and I don't want to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Last month we had a mortgage agreed in principle with Nottingham. Skipton conveyancing lawyers were appointed. What is the average time that one could expect to receive a mortgage offer from Nottingham?
Some lenders take longer than others. Have Nottingham conducted the survey? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Skipton conveyancer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
The mortgage over my property is with Clydesdale for my property in Skipton. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Clydesdale?
Clydesdale must be informed of your intention before letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. You need not do this via a Clydesdale conveyancing panel solicitor.
Are there restrictive covenants that are commonly identified during conveyancing in Skipton?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Skipton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the advice of my in-laws I had a survey completed on a house in Skipton in advance of retaining solicitors. I have been informed that there is a flying freehold element to the house. The surveyor has said that some banks may not give a mortgage on a flying freehold premises.
It varies from the lender to lender. Santander has different requirements for example to Halifax. If you call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Skipton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Skipton to see if the conveyancing will be more expensive.
I'm refinancing my primary property to a buy to let mortgage with Virgin Money and intend to use the remaining equity towards a second property. The area we are interested in is Skipton. Will your solicitors be able to act for the two banks and tie in the conveyances?
Do use our search tool on this page to be sure that the lawyers are approved by both lenders. Assuming that they are the solicitor should be able to simultaneously deal with the two transactions but you should talk with you conveyancer and communicate your expectations and requirements.