When does exchange of contracts happen for purchase conveyancing in East Yorkshire and am I required to attend the solicitors office?
Where you are in close proximity to one of the conveyancing solicitors in East Yorkshire you are invited in to sign the paperwork. However, the firms we recommend supply a countrywide conveyancing service and give as equally diligent and professional a job for you when dealing with you electronically. The signing of the contract is not when everything is set in stone. Signing on the dotted line simply enables the firm to officially exchange at the suitable time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in East Yorkshire)to be in the office available at the end of the phone to exchange contracts.
This question may be naive but I am new to the house moving as a first time buyer of a garden flat in East Yorkshire. Do I receive the keys to the house on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in East Yorkshire?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the owner’s lawyers, and once they have received this, you should be called to pick up the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
We have agreed to purchase a house in East Yorkshire. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
Given that you are obtaining a mortgage with UBS your lawyer must check the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for UBS. The CML Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to UBS where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties countrywide and is not restricted to East Yorkshire.
It is not clear whether my bank requires a lease extension. I have telephoned my East Yorkshire building society branch on various occasions and was told they are content with the situation and they would lend. My East Yorkshire conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your property lawyer must follow the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Me and my brother have a semi-detached Georgian house in East Yorkshire. Conveyancing practitioner acted for me and Halifax. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in East Yorkshire and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing lawyer who completed the work.
How does conveyancing in East Yorkshire differ for newly converted properties?
Most buyers of new build residence in East Yorkshire approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because house builders in East Yorkshire tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in East Yorkshire or who has acted in the same development.
My partner has recommend that I use his lawyers for conveyancing in East Yorkshire. Should I use them?
Much as we are happy to recommend a East Yorkshire conveyancing lawyer the best way to select a conveyancing practitioner is to seek feedback from friends or relatives who have previously instructed the solicitor you're contemplating using.