We're in Selby, First time buyers buying with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am buying a end of terrace house in Selby. Our aim is to convert the garage to an office at the property.Will legal investigations on the property include enquiries to determine if these works are permitted?

Your conveyancer should review the deeds as conveyancing in Selby can occasionally reveal restrictions in the title documents which restrict categories of changes or necessitated the permission of a 3rd party. Certain extensions call for local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.

Can I be sure that the Selby conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Selby obtaining recommendations is a sensible start. 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 advocate that you speak with the solicitor handling your transaction.

I have decided to exercise my right to buy my property in Selby off the council. I have a mortgage agreed with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.

Should my lawyer be raising enquiries concerning flooding during the conveyancing in Selby.

Flooding is a growing risk for conveyancers dealing with homes in Selby. There are those who buy a house in Selby, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or by their lawyers which should give them a better appreciation of the risks in Selby. The conventional set of information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the owner to discover if the premises has historically flooded. If flooding has previously occurred and is not notified by the vendor, then a buyer may bring a legal claim for losses resulting from an incorrect response. The buyer’s lawyers should also carry out an environmental report. This will disclose if there is a recorded flood risk. If so, further inquiries should be made.

I am attracted to a couple of flats in Selby both have in the region of forty five years unexpired on the leases. should I be concerned?

A lease is a legal document that entitles you to use the premises for a period of time. As a lease gets shorter the saleability of the lease reduces and it becomes more costly to extend the lease. This is why it is often a good idea to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We recommend you seek professional help from a conveyancer and surveyor with experience in this area.

Selby Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing

The majority of Selby leasehold properties will be liable to pay a service bill for the upkeep of the block set by the management company. Where you acquire the property you will have to pay this liability, usually in instalments throughout the year. This may vary from several hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a rentcharge for you to pay annual, normally this is not a significant figure, say about £25-£75 but you should to check it because on occasion it can be many hundreds of pounds. How much is the ground rent and service charge?

How do I establish who is the owner of a property in Selby?

On the basis that the property is recorded at HM Land Registry, and you have requisite details of the location of the premises, you will be able to obtain results from the HMLR of the recorded proprietor for a fee.