Am I correct in assuming that the fact that my solicitor in Thirsk is not identified on my lender's solicitor panel that there is a problem with the quality of her conveyancing?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Thirsk conveyancing firm and ask them why they are no longer on the approved list for your bank.

My partner and I have just bought a property in Thirsk. We have noticed several problems with the property which we consider were missed in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Thirsk?

The query is vague as what problems have arisen and if they are specific to conveyancing in Thirsk. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a seller fills in a document known as a Seller’s Property Information Form. If the information turns out to be misleading, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Thirsk.

Having invested time scouring moneysavingexpert.com for an online solicitor in Thirsk, most post that I must look for a CQS kitemarked solicitor. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's biggest lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Thirsk is one of the numerous areas of the UK where there are Accredited lawyers.

I just bought a flat at auction in Thirsk. Conveyancing is needed. What are my next steps?

Having for all intents and purposes signed on the dotted line you will need to retain a conveyancing solicitor quickly as you are faced with a fast approaching a fixed date to complete the purchase. Every auction property should have a bespoke auction pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to hand this to the lawyer working for you at the earliest opportunity. You also need to ensure that that you have the requisite funding in order to complete on the on the contractual date .

I am aiming to move home in January. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you recommend a removal company in Thirsk. Conveyancing lawyer was chosen before I stumbled across your page.

On the afternoon of completion you can pick up the keys from your selling agent but this should only take place once the previous owners solicitors advise the agent that the monies to complete are in and the keys can be collected. Subsequently you should inform the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can help you choose a residential property solicitor in Thirsk or a legal practice that specialises in conveyancing in Thirsk.

I have finally had an offer on an apartment in Thirsk accepted, but there is a chain. The owners have put an offer on on an apartment, but it’s not been accepted yet, and are looking at other apartments booked. I have instructed a bricks and mortar conveyancing solicitor in Thirsk. What do I do now? At what stage should I apply for the mortgage with Nationwide?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Thirsk conveyancing search charges, etc). The first course of action is to ensure that your conveyancing practitioner is on the Nationwide conveyancing panel. Regarding the subsequent stages this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. In a rising market the majority of purchasers will apply for a home loan with Nationwide and pay for the valuation and only if it was satisfactory would they ask their conveyancer to proceed with searches.

What are the frequently found problems that you come across in leases for Thirsk properties?

Leasehold conveyancing in Thirsk is not unique. All leases are individual and drafting errors can sometimes mean that certain sections are missing. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage Repairing obligations to or maintain elements of the building

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Chelsea Building Society, and Platform Home Loans Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the buyer to pull out.

Thirsk Conveyancing for Leasehold Flats - A selection of Queries before buying

In the main the outlay for major works are not included within maintenance charges, albeit that a few managing agents in Thirsk require leaseholders to pay into a reserve fund and this is used to offset against major works. Please inform me if there are any major works in the planning that will add a premium to the maintenance costs? Be sure to investigate if the the lease includes any onerous restrictions in the lease. For example it is fairly common in Thirsk leases that pets are not allowed in in a block in Thirsk. If you like the propertyin Thirsk but your cat can’t move with you then you will be faced hard determination.