Can you clarify what the consequences are if my lawyer’s firm is suspended from the RBS Solicitor panel ahead of completing my conveyancing in york?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
This question may be naive but I am unexperienced as a first time buyer of a ground floor flat in york. Do I collect the keys to the premises on completion from my conveyancer? If so, I will instruct a local conveyancing solicitor in york?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.
We are buying a detached bungalow in york. Our aim is to an extension at the rear at the house.Will legal due diligence on the property include investigations to ascertain if these works are prohibited?
Your conveyancer will check the registered title as conveyancing in york will sometimes identify restrictions in the title deeds which prevent certain alterations or require the consent of a 3rd party. Some additions require local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local york bank branch on numerous occasions and was told it wasn't a problem and they would lend. My york conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. Who do I believe?
The property lawyer must comply with the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have a renovated Georgian property in york. Conveyancing practitioner acted for me and Nottingham Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same property. Is it worth asking Nottingham Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in york and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing solicitor who conducted the purchase.
Am I right to be suspicious by brokers that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a High Street york conveyancing company?
As with many service providers, often recommendations from connections can be extremely useful or valuable. But there are many parties with a keen interest in a conveyancing matter; estate agents, mortgage brokers and banks may suggest conveyancers to appoint. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You are at liberty to select your own lawyer. However, bear in mind that some lenders operate an approved list of lawyers you must use for the lender related work in your conveyancing.
In my capacity as executor for the will of my aunt I am disposing of a house in Swansea but I am based in york. My solicitor (who is 200 miles from merequires that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing lawyer in york who can witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are york based
Been looking for a conveyancing practitioner for freehold sale conveyancing in york. We are selling, uncomplicated no mortgage to redeem, no hurry, currently vacant. Had a quote from a lawyer for £800 excluding VAT which is a little expensive given that its so straightforward. Can I pay less for conveyancing in york?
As it’s a sale only, 475 + VAT would be about the best for sale conveyancing in york.