Having been recommended your web site we were about to use a conveyancing solicitor in West Yorkshire recommended using your search tool but stumbled across alternative estimates on the internet seem less pricey – why is this?
There are plenty of conveyancers marketing at first sight what seems to be extremely cheap conveyancing in West Yorkshire. You should think twice as to how important this transaction is to you that you are willing to take 'cheap' risks concerning the standard of the legal work. Some embed additional charges deep into the terms of business. The law firms that we list for conveyancing in West Yorkshire neverdo this.
Are all West Yorkshire Conveyancing Quality Solicitors on the Santander conveyancing list of approved solicitors?
It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
When it comes to mortgage companies such as Barclays, do West Yorkshire solicitors have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I have paid off my mortgage with Barclays. I assume I don't need a West Yorkshire conveyancer on the Barclays panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
What does a local search reveal regarding the property I am purchasing in West Yorkshire?
West Yorkshire conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example Searches UK The local search is essential in every West Yorkshire conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search should supply data 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 thirteen subject headings.
I'm refinancing my existing house to a BTL mortgage with The Royal Bank of Scotland and I will use the ballance of the raised equity as a down payment on a second house. The area we are interested in is West Yorkshire. Will your conveyancers be able to act for the two mortgage companies and link together the conveyances?
Make use of our search tool on this page to be sure that the lawyers are approved by both banks. Having checked that they are the lawyer will be able to connect the two conveyancing matters but you should have a chat with you conveyancer and specify your desired outcome and requirements.
My wife and I purchased a leasehold house in West Yorkshire. Conveyancing and Skipton Building Society mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in West Yorkshire who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to make sure that this person is in fact the new freeholder. There is no need to incur the fees of a West Yorkshire conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a split level flat in West Yorkshire, conveyancing having been completed 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in West Yorkshire with a long lease are worth £181,000. The ground rent is £55 yearly. The lease runs out on 21st October 2075
With only 50 years unexpired we estimate the premium for your lease extension to span between £31,400 and £36,200 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.