The owners of the house we are purchasing have appointed a conveyancing firm in Sherburn In Elmet who has recommended a preliminary agreement with a non-refundable deposit 6,000. Are such contracts appropriate for Sherburn In Elmet conveyancing transactions?

There are two primary concerns with signing a lock out contract (sometimes known as a no-shop agreement) is that it diverts attention away from making progress with the conveyancing transaction itself, so in the absence of it needing little or no negotiation then it could turn out to be a cause of frustration and delay. It is not particularly popular by Sherburn In Elmet conveyancing practitioners as a result. A further issue is the extent of the remedies available - a jilted buyer is very unlikely to win an injunctive ruling by a court to prevent the seller disposing of the property to another buyer, so the only remedy open via the contract will be the reimbursement of wasted costs and, in restricted situations, the additional payment of damages.

I had a mortgage agreed in principle with RBS. Sherburn In Elmet conveyancing solicitors were appointed. What is the average time that one could expect to receive a mortgage offer from RBS?

There is no definitive answer here. Have RBS completed the survey? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We have agreed to purchase a house in Sherburn In Elmet. An unusual aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Bank of Ireland your lawyer must comply with the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Bank of Ireland where a lease fails to satisfy these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Sherburn In Elmet.

After shopping around on the internet I have found a Sherburn In Elmet conveyancer having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sherburn In Elmet surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I require quick conveyancing in Sherburn In Elmet as I have an ultimatum to complete in less than 3 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are are a cash buyer you have the choice not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Sherburn In Elmet the following are examples of what can arise and adversely impact market value: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...

My husband and I are four weeks into a leasehold purchase having been directed to a firm by the high street agent to perform conveyancing in Sherburn In Elmet. I am not happy. Could you help me find new conveyancers?

A conveyancer would have to be really poor to suggest changing them. Has your mortgage been sent? In the event that it has you must make them aware of the new contact details and ensure the loan are issued to the new lawyers. Your solicitor ideally should be on the lenders approved list to avoid escalating expenses and delays. So that should be your first question of the new lawyers. Our find a solicitor tool can help you find a lender approved lawyer for your home move in Sherburn In Elmet

My sister completed her conveyancing in Sherburn In Elmet in 2006. She has been married, divorced and in recent months got married again. She now intends to the sell the Sherburn In Elmet property. I believe she will simply be need to supply copies of her marriage certificates to the conveyancer but she is concerned it could frustrate the sale of the property. Is it worth updating the title information for the house?

It is not absolutely necessary to bring up to date the title for the property providing you have the evidence needed to show how the change of name resulted.

Any buyer’s lawyer should examine the registered details and need evidence to prove the change of name e.g. marriage documentation.