What is the optimum way to discover of the solicitor conducting my conveyancing in West Yorkshire is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Norwich and Peterborough Building Society thus spending £192.00 in additional legal bill.
Feel free to take advantage of the search tool on this page. Please choose the lender and type ‘West Yorkshire’ or your location and you will discover numerous conveyancers located in West Yorkshire or nearest you.
We are buying a terrace house in West Yorkshire. The intention is to carry out a loft conversion at the property.Will legal work on the property involve enquiries to ascertain if these alterations are permitted?
Your property lawyer will review the registered title as conveyancing in West Yorkshire will occasionally identify restrictions in the title documents which restrict certain changes or necessitated the permission of a 3rd party. Certain additions need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
How can we know in advance if a West Yorkshire conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in West Yorkshire obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your transaction.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being a right pain. The West Yorkshire solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
It has been 3 months following my purchase conveyancing in West Yorkshire completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing my first flat in West Yorkshire with the aid of help to buy. The builders refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not reveal to my solicitor about the side-deal as it could adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a simple, no chain conveyancing. West Yorkshire is the location of the property. Can you shed any light on this issue?
Flying freeholds in West Yorkshire are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Yorkshire you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Yorkshire may determine 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 premises.
Can you offer any advice when it comes to finding a West Yorkshire conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a property lawyer for your lease extension (regardless if they are a West Yorkshire conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non West Yorkshire conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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Can they put you in touch with clients in West Yorkshire who can give a testimonial? If the firm is not ALEP accredited then why not?
I own a 1st floor flat in West Yorkshire, conveyancing formalities finalised in 2009. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in West Yorkshire with over 90 years remaining are worth £165,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2101
With 77 years unexpired we estimate the price of your lease extension to range between £7,600 and £8,800 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.