I have just been advised by my lender that my Yorkshire Dales solicitor is not on the lender Solicitor panel. What can I do to be sure that this is correct?
The first thing you need to do is to contact your Yorkshire Dales conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they may recommend you to a Yorkshire Dales conveyancing practice that is on the conveyancing panel for your mortgage company.
Having sold my house in Yorkshire Dales last May but my buyer keeps SMS messaging me complaining that his lawyer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
After completion of your sale your conveyancer is obliged to send the transfer documentation and all supplemental paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor must also confirm that the home loan has been repaid to the buyers solicitors. There are no post completion formalities just for conveyancing in Yorkshire Dales.
I'm purchasing a new build house in Yorkshire Dales with the aid of help to buy. The builders would not move on the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not reveal to my conveyancer about this deal as it may put at risk my mortgage with TSB. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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 have been on the look out for a ground for flat up to £195,000 and found one close by in Yorkshire Dales I like with amenity areas and railway links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Yorkshire Dales suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan that many years will likely be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
I've found a house that appears to be perfect, at a great figure which is making it all the more appealing. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Yorkshire Dales. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?
Most houses in Yorkshire Dales are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Yorkshire Dales in which case you should be looking for a Yorkshire Dales conveyancing practitioner and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’sconsent to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your lawyer should advise you fully on all the issues.
I invested in buying a 2 bed flat in Yorkshire Dales, conveyancing having been completed November 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Yorkshire Dales with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease terminates on 21st October 2096
With just 71 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.
I require the services of a bank panel solicitor in Yorkshire Dales. Can you assist?
Unfortunately it’s not apparent why you need a Yorkshire Dales panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Yorkshire Dales are on their panel . If you do find such a firm in Yorkshire Dales not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site