I went with a local lawyer for my conveyancing in West Yorkshire yesterday. After carefully reading the Terms it is apparent thatwe are on the hook for costs even if the dealdoes not proceed. Should I go with them or appoint an on-line conveyancing company advertising no-sale-no-fee conveyancing in West Yorkshire?
It is usually a trade off in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be higher to cover the cases that do not proceed. Please beware that these offerings generally do not cover disbursements such as West Yorkshire conveyancing search fees.
As someone clueless as to the West Yorkshire conveyancing process what is your top tip you can give me concerning the home moving process in West Yorkshire
Not many law firms or advisers will tell you this but conveyancing in West Yorkshire or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists lots of room for confrontation between you and other parties involved in the transaction. For instance, the seller, property agent and sometimes the bank. Selecting a lawyer for your conveyancing in West Yorkshire should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to look after your best interests and to protect you.
Sometimes a third party with a vested interest may try and sway you that it is in your interests to do things their way. For instance, the estate agent may claim to be helping by suggesting your conveyancer is wrong. Or your mortgage broker may try to convince you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.
When it comes to lenders such as Virgin Money, do West Yorkshire conveyancers incur a yearly amount to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Completion of my purchase has taken place for my property in West Yorkshire. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
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 RBS 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 RBS conveyancing panel.
My wife and I have a terraced Edwardian house in West Yorkshire. Conveyancing practitioner represented me and Bank of Scotland. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?
You should 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 locations in 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 mortgage companies. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.
How easy is it to switch solicitor as I have to appoint one who is on the Yorkshire Building Society conveyancing panel. I had appointed a local conveyancing solicitor in West Yorkshire five minutes from me but the firm is not approved by Yorkshire Building Society
We will our best to assist in finding you a conveyancing solicitor in West Yorkshire on the Yorkshire Building Society panel. Please note that the law firms that we list do not pay us fee if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in West Yorkshire. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in West Yorkshire.
I've recently bought a leasehold house in West Yorkshire. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a studio flat in West Yorkshire, conveyancing was carried out July 2006. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in West Yorkshire with a long lease are worth £255,000. The ground rent is £45 invoiced annually. The lease terminates on 21st October 2099
With just 73 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.