I had intended to instruct a conveyancing solicitor in Thirsk for our home move. Our broker informed us that our mortgage company Britannia won't deal with them. Why is this not regarded as unfair competition?
A lender may direct that a panel conveyancer act for it. You would be liable to meet the cost of this. Do use our tool to select a solicitor to conduct conveyancing in Thirsk on the Britannia conveyancing panel.
I'm the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Thirsk. The Thirsk property was put into my name in May. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the house in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How practical a view lenders take of it, depend on the bank as this requirement is chiefly there to capture subsales or the quick reselling of property.
Are all Thirsk Conveyancing Quality Solicitors on the RBS conveyancing panel?
It is true that some lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
We had chosen solicitors locally in Thirsk on the Aldermore solicitor panel. They are now charging me a supplemental amount for the legal aspects of the Aldermore mortgage. Is this an additional conveyancing fee specified by Aldermore?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. This charge is not dictated by Aldermore but by your Thirsk conveyancer. Some firms on the Aldermore panel will charge an ‘acting for lender’ fee and others do not.
I appreciate that there are debates on Chancel Insurance on online forums. Do I require this when buying a residence in Thirsk? or Apparently there is an ancient law that means some house owners residing in a parish church boundary may be liable to pay for repairs towards the chancel in proximity to the church. Is this appropriate for conveyancing in Thirsk?
Unless a previous acquisition of the premises took place after 12 October 2013 you can take it that solicitors handling conveyancing in Thirsk to remain encouraging a chancel search and or insurance against a claim.
I am buying a new build flat in Thirsk. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Thirsk
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Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I'm converting the mortgage on my current house to a buy to let mortgage with Platform Home Loans Ltd and I will use the rest of the raised equity towards a second property. The area we are interested in is Thirsk. Will your lawyers be able to act for both sets of mortgage companies and tie in the two deals?
Do use our search tool on this site to be sure that the lawyers are approved by both mortgage companies. Having checked that they are the conveyancer will be able to simultaneously deal with the two deals but you should talk with you lawyer and make apparent your desired outcome and requirements.
I am on look out for some leasehold conveyancing in Thirsk. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and almost all are in Thirsk - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a 2 bed flat in Thirsk, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Thirsk with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease finishes on 21st October 2084
You have 59 years left to run the likely cost is going to be between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.