I am buying a house for cash in East Yorkshire. I have resided for the previous 15 years in East Yorkshire. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then almost all of the East Yorkshire conveyancing searches are optional. Your conveyancer will try and sway you, no-doubt strongly, that you should have searches carried out, but she has a professional duty to take that path of guidance. Do consider; if you are going to sell the house one day, it may be of relevance to your prospective buyer what the searches determine. There are plenty of instances where properties with functional issues can still throw up unfavourable search results. A competent conveyancing solicitor in East Yorkshire should provide you some sensible advice concerning this.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in East Yorkshire. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this allowed?
Given you intend to refinance then UBS will require that you use a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
When it comes to lenders such as Santander, do East Yorkshire property lawyers have to pay a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We had chosen conveyancers with offices in East Yorkshire on the TSB solicitor approved list. They have just billed me a supplemental amount for handling the TSB mortgage. Is this an additional conveyancing fee specified by TSB?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your solicitor can levy a fee for this. This fee is not set by TSB but by your East Yorkshire property lawyer. Some firms on the TSB panel will levy ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
My husband and I have arranged a further advance on our mortgage from Lloyds as we wish to carry out alterations to our house in East Yorkshire. Do we need to appoint a bricks and mortar East Yorkshire solicitor on the Lloyds conveyancing panel to deal with the legals?
Lloyds would not normally require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
Are there restrictive covenants that are commonly picked up during conveyancing in East Yorkshire?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in East Yorkshire. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How straightforward is it to use the search facility to choose a conveyancing lawyer in East Yorkshire on the authorised to act for my mortgage?
First choose a bank such as Lloyds TSB Bank, Skipton Building Society or TSB then type in your location for example East Yorkshire. Conveyancing organisations in East Yorkshire and across England and Wales will then be identified.
We expect to complete the sale of our £200,000 garden flat in East Yorkshire on Thursday in a week. The freeholder has quoted £336 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in East Yorkshire?
East Yorkshire conveyancing on leasehold maisonettes usually requires the purchaser’s solicitor sending questions for the landlord to address. Although the landlord is not legally bound to respond to such questions most will be willing to do so. They are entitled to levy a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some transactions it exceeds £800. The administration charge demanded by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, without which the charge is not strictly payable. Reality however dictates that you have little choice but to pay whatever is requested of you if you want to exchange contracts with the buyer.
I acquired a basement flat in East Yorkshire, conveyancing having been completed in 2010. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in East Yorkshire with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease finishes on 21st October 2080
With 55 years unexpired the likely cost is going to range between £31,400 and £36,200 plus costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.