I went with a Yeadon based solicitor for my conveyancing in Yeadon last week. Upon checking the Ts and Cs I noteI am on the hook for fees even if our purchase doesn't happen. Should I ditch them and use a web based lawyer promoting no move no charge conveyancing in Yeadon?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will generally be more expensive to cover those transactions that do not proceed. Also remember that these promotions generally do not cover disbursements for instance Yeadon conveyancing search expenses.
Our nephew is about to exchange on a newly built flat in Yeadon with a mortgage from Co-operative. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Co-operative conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We're in Yeadon, First time buyers buying with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
When it comes to mortgage companies such as Kent Reliance, do Yeadon property lawyers face a fee to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Can I be sure that the Yeadon conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Yeadon getting recommendations is a good start. 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 advertising the lowest fees. We would always advise that you speak with the solicitor handling your transaction.
I am purchasing a property in Yeadon. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
Given that you are obtaining a mortgage with Clydesdale your lawyer must comply with the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Clydesdale where a lease does not comply with these conditions. The conditions relate to the installation of panels on properties countrywide and is not isolated to Yeadon.
How does conveyancing in Yeadon differ for newly converted properties?
Most buyers of new build premises in Yeadon approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because builders in Yeadon tend to 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 conveyancing solicitors 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 used to new build conveyancing in Yeadon or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Yeadon is the location of the property. What do you suggest?
Flying freeholds in Yeadon are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Yeadon you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Yeadon 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 property.