We wanted to use a property lawyer in Leeds for our home move. Our broker has since advised us that our bank Lloyds TSB Bank won't deal with them. Surely this is unfair competition?
Lenders normally restrict either the type or the volume of conveyancing solicitors on their member panel. Typical examples of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have limited the number of firms they permit to act for them. You should note that Lloyds TSB Bank have no responsibility for the quality of advice provided by any member of Lloyds TSB Bank Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there remains differing opinions regarding the extent of solicitor involvement in some of that fraud. Figures from the Land Registry indicate that thousands of law firms, including some in or near Leeds only conduct very few conveyances per annum.
We are purchasing a apartment in Leeds. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to put funds into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in Leeds. Do I pick up the keys to the house on completion from my lawyer? If this is the case, I will find a High Street conveyancing solicitor in Leeds?
On the day of completion you will not be required to go to the conveyancers office in Leeds. Your solicitors will arrange to send the completion advance to the vendor’s conveyancers, and once they have received this, you will be able to pick up the keys from the property Agents and move into your new home. This tends to happen early afternoon.
Are all Leeds Conveyancing Quality Solicitors on the Principality conveyancing panel?
A selection of lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
My friend advised me that where I am buying in Leeds I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Leeds conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Leeds 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 statistics, Leeds Education with plans and statistics, Local Amenities and other useful data regarding Leeds.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, no chain conveyancing. Leeds is where the house is located. What do you suggest?
Flying freeholds in Leeds are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Leeds you must be sure that your lawyer goes 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 Leeds may decide 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 property.
How does one remove a deceased person's name from the title register for a property in Leeds?
If a Leeds property is co-owned and one of the proprietors passes away, their name will not automatically be removed from the title deeds. You are not required to remove their name as in the event of a sale your conveyancer would simply need to supply proof as to the reason the co proprietor is missing from the contract, normally this is in the form of a grant of probate.
With a view to making things smoother in the future you can arrange to have the deceased name erased from the title entries by submitting an application to the land registry with proof of the death. There is no charge from the Registry for this service.