My wife and I are planning to acquire a house in Leeds and are in fact using a Leeds conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Britannia have this morning contacted us to inform me that there is now an issue as our Leeds lawyer is not on their approved list of lawyers. Please explain?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Leeds solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
I had intended to instruct a property lawyer in Leeds for our house purchase. Our broker has since notified us that our bank Britannia won't deal with them. Surely this is unduly restrictive?
A mortgage company may direct that a panel conveyancer act for it. You would be liable to bear the cost of this. Do use our database to get a quote from a solicitor to conduct conveyancing in Leeds on the Britannia approved list of solicitors.
My stepmother advised me that in purchasing a property in Leeds there could be a number of restrictions preventing external changes to the property. Is this right?
We are aware of a number of properties in Leeds which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Leeds should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are buying a 4 bedroom semi-detached house in Leeds. We would like to carry out an extension to the side at the house.Will legal investigations on the property include checks to ascertain if these alterations are prohibited?
Your property lawyer will review the deeds as conveyancing in Leeds can on occasion identify restrictions in the title documents which restrict certain works or need the permission of a 3rd party. Certain works call for local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.
is it true that all Leeds solicitor firms on the Bank of Ireland conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.
What will a local search inform me about the house I am purchasing in Leeds?
Leeds conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search is essential in every Leeds conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
I own a leasehold house in Leeds. Conveyancing and Godiva Mortgages Ltd mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Leeds who previously acted has now retired. Any advice?
First make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to instruct a Leeds conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leeds Conveyancing for Leasehold Flats - Examples of Queries before buying
How many of the leaseholders are in arrears for their maintenance charge payments? On the whole the cost for major works are not included within service charges, although a few managing agents in Leeds require leaseholders to pay into a reserve fund and this is used to offset against larger works. It would be wise to discover if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being allowed in in a block in Leeds. If you like the apartmentin Leeds but your dog can’t move with you then you will be faced difficult determination.