When it comes to mortgage companies such as Santander, do york lawyers have to pay an annual charge to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

Is there a list of Coventry BS panel conveyancers in york on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings viewable over the internet. Where you are in need of a york lawyer on the Coventry BS please make the most of our facility.

I currently have a mortgage with Yorkshire BS for my property in york. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?

Yorkshire BS must be informed of your intention before letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS 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 Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel solicitor.

My colleague recommended that if I am purchasing in york I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes included in the estimate for your york conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about york around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding york.

I am a sole trader wishing to take an assignment of a lease of a shop on a shopping parade. Can you recommend conveyancers offering no-move-no charges for commercial conveyancing in york for below 1500k?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in york, including the sale and acquisition of businesses as well as simply property. If you are intending to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we can find you the right firm. As for the fees these will vary based on the structure and heads of terms of the proposed transaction. Let us have your contact information or email so as to enable us to supply you with a detailed commercial conveyancing calculation.

I've recently bought a leasehold house in york. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I purchased a studio flat in york, conveyancing was carried out November 2005. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in york with a long lease are worth £197,000. The ground rent is £55 per annum. The lease runs out on 21st October 2081

With 56 years remaining on your lease we estimate the price of your lease extension to be between £29,500 and £34,000 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

What is the difference between surveying and conveyancing in york?

Conveyancing - in york or elsewhere - is the legal term given to transferring legal title of property from one person to another. It therefore includes the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you discover the condition of the building and, if there are problems, give you leverage for negotiating the buying price down or asking the vendor to fix the defects before you move in.