We're in East Yorkshire, FTBs purchasing with a mortgage (lender is RBS , and our lawyer is on the RBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the RBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My bid for a property was accepted at auction in East Yorkshire. Conveyancing is necessary. What happens now?
Having for in every practical sense signed on the dotted line you now have to instruct a conveyancing solicitor soon as you now have a tight a fixed date to complete the conveyancing. An auction property will have a corresponding auction set of papers. This will include most,if not all of the paperwork that your solicitor requires. In the case of leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to hand this to the solicitor working for you as soon as possible. You also need to ensure that you have funds in place to complete on the date specified in the contract.
Is it the case that all East Yorkshire solicitor firms on the Clydesdale conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be overseen by the SRA. Many lenders do permit licenced conveyancers on their panel and in such a situation the practice would be regulated by the Council of Licensed Conveyancers.
I have paid off my mortgage with Principality. I assume I don't need a East Yorkshire lawyer on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Is it simple use your search app to find a conveyancing lawyer in East Yorkshire on the panel for my mortgage?
1st choose a bank such as Halifax, Leeds Building Society or Godiva Mortgages Ltd then choose your location a common one being East Yorkshire. Conveyancing organisations in East Yorkshire and further afield will then be identified.
My husband and I are novice buyers - had an offer accepted, but the selling agent told us that the owners will only proceed if we appoint the agent's recommended solicitors as they need an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in East Yorkshire
We suspect that the seller is not behind this ultimatum. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Contact the owners directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you are going to appoint your own,trusted East Yorkshire conveyancing firm - as opposed tothe ones that will give their estate agent a introducer fee or achieve conveyancing targets pre-set by head office.
I only have 62 years remaining on my lease in East Yorkshire. I am keen to extend my lease but my landlord is absent. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you have used your best endeavours to locate the lessor. For most situations an enquiry agent should be useful to carry out a search and prepare a report to be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s absence and the application to the County Court covering East Yorkshire.
I bought a leasehold flat in East Yorkshire, conveyancing was carried out 4 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in East Yorkshire with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2089
With just 65 years unexpired the likely cost is going to span between £13,300 and £15,400 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt 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 based on this information before getting professional advice.