We are purchasing a 3 bedroom flat in Yorkshire Dales with a mortgage. We like our Yorkshire Dales conveyancer, however the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Yorkshire Dales solicitor and pay for one of their panel lawyers to represent them. This feels very unfair; can we not insist that the mortgage company use our Yorkshire Dales conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Yorkshire Dales conveyancing solicitor to apply to be on the conveyancing panel.
Can I use your services to locate a Conveyancing solicitor in Yorkshire Dales even where I’m not buying or disposing of a house, for example where I intend to acquire an office in Yorkshire Dales with a mortgage from Skipton Building Society?
Our search tool is primarily there to get a quote from domestic conveyancing solicitors in Yorkshire Dales but we have set out at the end of this page a selection of Yorkshire Dales commercial conveyancing firms. You will need to enquire with the company directly to establish if they are also authorised to represent Skipton Building Society
Two weeks ago we had a mortgage agreed in principle with Bank of Ireland. Yorkshire Dales conveyancing solicitors have been instructed. How long does it take for Bank of Ireland to forward the offer to the solicitor?
There is no definitive answer here. Have Bank of Ireland done the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have a mortgage with Barclays for my property in Yorkshire Dales. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
You must advise Barclays in advance of renting your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel lawyer.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being a right pain. The Yorkshire Dales solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
I used Action Conveyancing several years ago for my conveyancing in Yorkshire Dales. Now, I need my documents however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Yorkshire Dales of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Yorkshire Dales differ for newly converted properties?
Most buyers of new build property in Yorkshire Dales approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because developers in Yorkshire Dales usually acquire the land, 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 property lawyers 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 accustomed to new build conveyancing in Yorkshire Dales or who has acted in the same development.
I am a sole trader looking to lease a unit on a shopping parade. Can you recommend lawyers offering competitive costs for non-domestic conveyancing in Yorkshire Dales for below 2k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Yorkshire Dales, including the disposal and acquisition of businesses as well as simply property. Whether you are looking to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. Regarding the charges this will depend on the structure and terms of the deal. Please provide us with your details or call us so that we may provide you with a fixed commercial conveyancing quote.