At what point can the exchange of contracts occur in sale conveyancing in Wakefield and do I need to attend the solicitors branch?
If you are in close proximity to one of the conveyancing solicitors in Wakefield you are welcome to come in to sign contracts. That being said, the firms we recommend provide a nationwide conveyancing service and give just as detailed and professional a job for you when communicating with you by post or email. The executing of the property agreement is not when everything is set in stone. A signed contract simply enables the solicitor to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Wakefield)to be in the office at the appropriate time.
When it comes to mortgage companies such as HSBC, do Wakefield conveyancing practitioners face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I am expecting a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Wakefield solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Wakefield solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
After shopping around on the internet I have found a Wakefield conveyancing practitioner having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Wakefield postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Wakefield.
I used Wolstenholmes a few years past for my conveyancing in Wakefield. I now require my papers however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wakefield of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Wakefield differ for newly converted properties?
Most buyers of new build premises in Wakefield approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Wakefield usually purchase 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 conveyancers 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 accustomed to new build conveyancing in Wakefield or who has acted in the same development.
I decided to have a survey done on a property in Wakefield ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some lenders may not give a loan on this type of home.
It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wakefield. Conveyancing will be smoother if you use a solicitor in Wakefield especially if they are accustomed to such properties in Wakefield.
I only have Fifty years remaining on my flat in Wakefield. I now want to get lease extension but my landlord is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the freeholder. In some cases a specialist should be helpful to try and locate and to produce an expert document to be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Wakefield.
Leasehold Conveyancing in Wakefield - A selection of Questions you should consider before Purchasing
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Are any of leasehold owners in arrears of their service charge liability? This information is important as a) areas may cause problems in the building as the communal areas may start to deteriorate where services are not paid for b) if the tenants have a dispute with the running of the building you will want to know about it