What is the optimum way to investigate if the solicitor carrying out my conveyancing in North Cave is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Clydesdale thus spending £175.00 in further legal costs.

You should take advantage of the find a conveyancing panel solicitor tool on this site. Pick the mortgage company and type ‘North Cave’ or your preferred area and you will discover numerous conveyancers offices in North Cave or nearest you.

This question may be naive but I am unseasoned as FTB of a garden flat in North Cave. Do I pick up the keys to the house on completion from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in North Cave?

On the day of completion you do not need to go to the conveyancers office in North Cave. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to collect the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.

I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a North Cave conveyancer on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

I have a mortgage with Nationwide for my property in North Cave. Conveyancing was finalised some time ago. Should I wish 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 Nationwide?

Your original mortgage agreement with Nationwide will provide that you need their approval before letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide 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 Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel lawyer.

I have recentlydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in North Cave for a purchase of a freehold house 10 months ago. How can I establish that the property is in my name in the name of the former proprietor?

The easiest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of North Cave conveyancing specialists.

Having checked my lease I have discovered that there are only Fifty years unexpired on my flat in North Cave. I now wish to extend my lease but my landlord is missing. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to locate the landlord. On the whole an enquiry agent would be useful to conduct investigations and prepare a report which can be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s absence and the vesting order request to the County Court overseeing North Cave.

North Cave Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing

You should want to discover as much as possible concerning the managing agents as they can either make living at the property much easier or uncomfortable. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to daily matters such as the upkeep of the common parts. Ask other tenants if they are happy with their service. Finally, find out the dates that the maintenance charges are due to the appropriate party and precisely what you get for your money. Please inform me if there are any major works in the near future that will likely increase the service costs?

I note that you have a post code search directory identifying law firms on the mortgage company conveyancing panel. Do North Cave conveyancing firms pay you a referral fee if I instruct them for my house purchase?

We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in North Cave.