At long last a mortgage agreement from Santander for the remortgage of my 4 room flat is expected within the next few days. Are you able to suggest a cheap conveyancing solicitor in Easingwold?

This site is not designed to assist those in pursuit of cut-price fees for conveyancing in Easingwold. We can offer you excellent value conveyancing but we do not aim to advertise as being the cheapest. Avoid the trap of appointing organisations offering ninety nine pound conveyancing in Easingwold. In your best case scenario, in choosing a lawyer for cheap conveyancing, you will receive what you pay for and at worst it will result in you invoiced for extras and still not get the service you were looking for.

What is the first thing I need to know regarding purchase conveyancing in Easingwold?

Not many law firms shout this from the rooftops but conveyancing in Easingwold and elsewhere in North Yorkshire is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for friction between you and other parties involved in the house moving process. For example, the vendor, selling agent and even potentially the bank. Selecting a law firm for your conveyancing in Easingwold is a critical decision as your conveyancer is your adviser, and is the ONE person in the process whose responsibility is to act in your best interests and to keep you safe.

Sometimes a third party with a vested interest may attempt to sway you that you should follow their advice. As an example, the property agent may claim to be helping by suggesting your lawyer is dragging his heels. Or your financial adviser may advise you to do take action that is against your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

is it true that all Easingwold conveyancing solicitors on the Santander conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.

We had chosen solicitors locally in Easingwold on the Skipton solicitor panel. They are now charging me a separate charge for handling the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. This fee is not dictated by Skipton but by your Easingwold conveyancer. Numerous firms on the Skipton panel will levy ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.

I currently have a mortgage with RBS for my property in Easingwold. Conveyancing was finalised 12 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 RBS?

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

I am looking for a flat up to £245,000 and identified one near me in Easingwold I like with amenity areas and station nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Easingwold for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

Do I need to be concerned that third parties that I am dealing with are recommending a national conveyancing firm rather than a High Street Easingwold conveyancing firm?

As with lots of professional services, often referrals from family and friends can be worth their weight in gold. Yet there are many players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all recommend solicitors to appoint. On occasion the lawyers might be known to one of the organisations as being good in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are free to select your own conveyancer. Don't forget that the majority of banks operate an approved list of lawyers you are obliged to use for the mortgage related work in your conveyancing.