I was informed recently by my financial adviser that my West Yorkshire lawyer is not on the bank Solicitor panel. What can I do to be certain if this is indeed the case?
You need to call your West Yorkshire lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
There are plenty of conveyancing solicitors in West Yorkshire but how do I know who's good?
It would be unwise to be swayed by the cheapest West Yorkshire conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I'm the single recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in West Yorkshire. Conveyancing formalities meant that the Land Registry date was in September. I want to move. I do know about the CML six month 'rule', meaning my proprietorship will be regarded the same way as if I'd bought the house in September. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How practical a view lenders take of it, depend on the bank as this clause is primarily there to identify the purchase and immediately sell or the wholesaling and assigning of property.
Intending to buy a maisonette in West Yorkshire. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the West Yorkshire conveyancer is on the UBS conveyancing panel.
I have a 4 bedroom Victorian house in West Yorkshire. Conveyancing solicitor represented me and Virgin Money. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching property. Is it worth asking Virgin Money to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Yorkshire and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing practitioner who conducted the conveyancing.
My company is planning to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering fixed fees for non-domestic conveyancing in West Yorkshire for less than 2k?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in West Yorkshire, including the sale and purchase of businesses as well as simply premises. If you are looking to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. Regarding the charges this will depend on the structure and nuances of the deal. Let us have your contact information or phone us so that we may provide you with a fixed commercial conveyancing quote.
Expecting to exchange soon on a ground floor flat in West Yorkshire. Conveyancing solicitors inform me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in West Yorkshire should include some of the following:
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Will you be prohibited or prevented from having pets in the property? Does the lease require carpeting throughout thus preventing wood flooring? The total ownership of the demise. This may be the property itself but could also include a loft or basement if relevant. You must be told what constitutes a Nuisance as far as the lease is concerned Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?
I own a 1st floor flat in West Yorkshire, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable properties in West Yorkshire with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2101
With 75 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
What do I do if I am dissatisfied with the property lawyer who undertook our conveyancing in West Yorkshire?
We live in an imperfect world, and unfortunately occasionally things do go wrong. That being said there is recourse where you were dissatisfied with your conveyancing in West Yorkshire. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.