It has come to my attention via my mortgage adviser that my Helmsley the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to check?
Your first step should be to contact your Helmsley conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may be able to suggest a Helmsley conveyancing firm that is on the approved list of lawyers for your lender.
In the event thatI were to purchase a simple residential propertyin Helmsley mortgage fee and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Helmsley?
Any savings you would achieve will be limited to the costs for searches. The lawyer is obliged to do the vast majority of work - money laundering, correspond with your vendors lawyer, stamp duty return, register the title etc. You might save a bit for them not having to register a mortgage but it will not be a lot.
I am helping my niece sell her property in Helmsley. Does the solicitor arrange the energy performance certificate or it is for the seller to see to?
Following the abolition of HIPs, energy performance certificates was kept a compulsory part of selling a house. An energy performance certificate must be to hand prior to the property being advertised. It is not as aspect of the sale process that solicitors ordinarily arrange. Where you are instructing a Helmsley conveyancing practitioner they may be willing to arrange energy performance certificates due to their contacts with long established Helmsley energy assessors
How can we tell if a Helmsley conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Helmsley obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your transaction.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Helmsley solicitor on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
A relative recommended that where I am purchasing in Helmsley I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Helmsley conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Helmsley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Helmsley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Helmsley Education with plans and statistics, Local Amenities and other useful information about Helmsley.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Helmsley is where the house is located. Is there any advice you can impart?
Flying freeholds in Helmsley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Helmsley you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Helmsley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.