Recently been in touch with my conveyancing lawyer in york who conducted the legals 18 months ago and wanted a conveyancing quote based on the same type of house move (a leasehold residence and a freehold premises) of almost identical values with a loan from Birmingham Midshires. It looks as though am now being charged double. Should I hunt for a cheaper online firm of conveyancing solicitor?
The estimate fees appear a little high. If you shop around you could reduce the fees slightly by perhaps £100 plus VAT. On the other hand, if you were content with the conveyancing the firm offered you maycome to regret opting for an a cheaper conveyancer. Don't forget to ensure that the firm can act for Birmingham Midshires. Do make use of our search tool to select a york conveyancing firm on the Birmingham Midshires conveyancing panel, which can often include conveyancing solicitors in york.
In what way does my ID and proof of funds have anything to do with my conveyancing in york? Why is this being asked of me?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the ID of the person or body they are dealing with prior to agreeing to accepting their conveyancing retainer. The Terms of Engagement that you need to sign will no doubt reaffirm this. Your lender will also require certain documents to be checked. Should you refuse to hand over identification documents, your conveyancer can not take you on as a client.
I am helping my niece sell her property in york. Does the conveyancing solicitor commission an energy assessment or should I organise this?
Following the abolition of Home Information Packs, energy performance certificates became a mandatory element of selling a house. An energy assessment needs to be commissioned prior to the property being marketed. It is not something that law firms ordinarily organise. Where you are using a york conveyancing solicitor they may help arrange EPC’s given their contacts with long established local providers
I'm in the throws of viewing flats in york and I am about to put in an offer. Should I already have a conveyancer in place at this point? I am planning to take a mortgage with Nationwide.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are getting a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with HSBC. I assume I don't need a york property lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I'm converting the mortgage on my primary house to a BTL mortgage with National Westminster Bank and intend to use the remaining equity towards another house. The area we are talking about is york. Will your conveyancers be able to act for both sets of mortgage companies and link together the two deals?
Do use our comparison tool on this page to be sure that the solicitors are on the relevant lender panels. Having checked that they are the solicitor will be able to connect the two transactions but you should talk with you solicitor and communicate your expectations and requirements.
What advice can you give us when it comes to appointing a york conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a york conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with several firms including non york conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:
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What are the costs for lease extension work? Can they put you in touch with clients in york who can give a testimonial?
I am the registered owner of a basement flat in york, conveyancing having been completed in 1998. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in york with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease runs out on 21st October 2080
With only 55 years unexpired we estimate the price of your lease extension to span between £31,400 and £36,200 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
Why is New Build conveyancing in york more expensive?
Acquiring a new build property is significantly distinct from the normal house buying conveyancing in york. Firstly housebuilders normally insist contracts to exchange very quickly, so there is a a great deal of pressure on your conveyancing practitioner to make sure everything is in order. In addition new build conveyancing often necessitate examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Bank requirements are also more detailed. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.