Me and my partner are about to complete buying a property in West Yorkshire but as a consequence of wreckage from some water damage at the property I have was able negotiate compensation from the owner of £3k by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process yet Leeds Building Society will not agree to this. Why were they notified?
The property lawyer that is on a Leeds Building Society approved list is duty bound to advise Leeds Building Society of any amendments to the purchase price. If you prohibit your conveyancing practitioner to report the price change to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new property lawyer for your conveyancing in West Yorkshire.
It is a dozen years since I acquired my house in West Yorkshire. Conveyancing lawyers have recently been appointed on the sale but I can't locate my title deeds. Is this a major issue?
You need not be too concerned. First the deeds may be retained by your mortgage company or they could stored with the conveyancers who handled the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in West Yorkshire relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
What is the difference between a licensed conveyancer and conveyancing solicitor in West Yorkshire
Two types of professional can do conveyancing in West Yorkshire namely CLC regulated conveyancers or solicitors. The two can handle the legal services that required to complete the sale or purchase of property. Both are obliged to execute West Yorkshire conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be properly carried out and that the requisite procedures should be correctly followed.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a West Yorkshire lawyer on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
About to purchase apartment in West Yorkshire. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money 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 conveyancing practitioner is on the Virgin Money conveyancing panel.
I need some fast conveyancing in West Yorkshire as I have an ultimatum to complete in less than 3 weeks. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are not obtaining a mortgage you have the choice not to do searches although no law firm would recommend that you don't. With lots of history conveyancing in West Yorkshire the following are examples of issues that can show up and therefore impact the marketability of the property: Enforcement Actions, Outstanding Fees, Outstanding Grants, Road Schemes,...
I own a renovated Victorian house in West Yorkshire. Conveyancing solicitor acted for me and Santander. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should review 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 sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing solicitor who conducted the purchase.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. West Yorkshire is the location of the property. Can you offer any advice?
Flying freeholds in West Yorkshire are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Yorkshire you would need to get your solicitor to go through the deeds diligently. 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 ascertain 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.