We were about to instruct a conveyancing solicitor in North Yorkshire recommended by you but stumbled across alternative costs illustrations via the web look cheaper – how come?
There are plenty of solicitors advertising supposedly cut-price conveyancing, yet more often than not extracharges result in the final bill being inflated. In accordance with regulatory requirements costs set out in terms of engagement should be transparent and reasonable and be applied The solicitors that we list for conveyancing in North Yorkshire specify all costs for a standard conveyancing matter.
Should conveyancers request money on account for conveyancing in North Yorkshire?
If you are buying a property in North Yorkshire your solicitor will ask you put them with monies to cover the search fees. Ordinarily this is needed to cover the fees of the Local Authority Search. When the down payment is as part of the total price then this will be needed immediately in advance of exchange of contracts. Any further balance that is due should be transferred a few days prior to the completion date.
We had appointed solicitors located in North Yorkshire on the RBS solicitor panel. They have just billed me a supplemental fee for the legal aspects of the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer can charge a fee for this. The charge is not set by RBS but by your North Yorkshire solicitor. Plenty of firms on the RBS panel will quote ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Nottingham. I assume I don't need a North Yorkshire solicitor on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
It is not clear whether my bank requires a lease extension. I have called my North Yorkshire bank branch on numerous occasions and was reassured it wasn't a problem and they would lend. My North Yorkshire conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend based on their specific requirements. I simply don't know who is right.
Provided that the lawyer is on the bank approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. North Yorkshire is where the house is located. Can you shed any light on this issue?
Flying freeholds in North Yorkshire 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 North Yorkshire you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Yorkshire may determine 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 premises.
I need to find a conveyancing solicitor for purchase conveyancing in North Yorkshire. I have land on a site which looks to be the perfect answer If there is a chance to get all the legals completed via phone that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?