Do I need to attend the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in North Yorkshire so that I can attend their offices if required.
As opposed to 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to supply ID documents and there are still distinct advantages to choosing a locally based practitioner, in your case a conveyancing solicitor in North Yorkshire.
My husband and I have arranged a further advance on our mortgage from HSBC as we want to carry out improvements to our house in North Yorkshire. Are we obliged to choose a bricks and mortar North Yorkshire solicitor on the HSBC conveyancing panel to handle the paperwork?
HSBC don't usually require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.
We were going to get a AIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any North Yorkshire solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint North Yorkshire solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a North Yorkshire conveyancing practitioner on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
How does conveyancing in North Yorkshire differ for new build properties?
Most buyers of new build or newly converted property in North Yorkshire approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because house builders in North Yorkshire typically buy the real estate, 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 conveyancing solicitors 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 North Yorkshire or who has acted in the same development.
I've found a house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have just been informed that it's a leasehold rather than freehold. I would have thought that there are issues purchasing a house with a leasehold title in North Yorkshire. Conveyancing lawyers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in North Yorkshire ?
The majority of houses in North Yorkshire are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in North Yorkshire in which case you should be shopping around for a North Yorkshire conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to conduct alterations. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is located on an estate. Your solicitor will appraise you on the various issues.
I bought a 2 bed flat in North Yorkshire, conveyancing formalities finalised February 1997. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in North Yorkshire with an extended lease are worth £191,000. The ground rent is £55 yearly. The lease comes to an end on 21st October 2074
You have 54 years remaining on your lease we estimate the premium for your lease extension to span between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
Is it true that a North Yorkshire conveyancing firm got sued by clients for not carrying out the appropriate conveyancing searches?
We are not aware of such a North Yorkshire conveyancing claim but according to a recent report, a couple purchasing a property in Cumbria successfully sued their lawyer due to development plans to construct a wind farm failing to be identified in conveyancing searches.
Where you are buying in North Yorkshire It is important that your solicitor carry out all North Yorkshire conveyancing searches necessary making sure that you have relevant and current information ahead of acquiring a home in North Yorkshire.