Unfortunately I am unable to travel far from Harrogate. I would like to know the logic why all Harrogate property lawyers aren't included on all bank panels?
Banks ordinarily impose restrictions on either the type or the number of conveyancing solicitors on their panel. A common example of such criteria being that a firm must have at least two partners. In addition to restricting the structure of firm, some have made a decision to reduce the number of firms they use to act for them. It is worth noting that lenders have no liability for the standard of advice given by any Harrogate conveyancer on their panel. Mortgage fraud was the key driver in the reduction of solicitor panels in the last decade even though there are conflicting views about whether solicitors sat at the center of that fraud. Statistics from HMLR indicates that thousands of conveyancing practices only carry out a couple of conveyances annually. Those advocating conveyancing panel pruning ask why conveyancing firms should have the right to be on a conveyancing panel when clearly conveyancing is not their primary expertise?
Why do I have to pay up front for conveyancing in Harrogate?
Where you are retaining lawyers for conveyancing in Harrogate your lawyer will ask you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. When the deposit is payable against the sale price then this will be needed immediately ahead of exchange of contracts. The closing balance that is needed should be transferred a couple of days ahead of the day of completion.
I just bought a house at auction in Harrogate. Conveyancing is required. What happens now?
Given that you are now legally bound yourself to purchase you now have to appoint a conveyancing lawyer soon as you now have a fast approaching deadline in which to complete the deal. All auction property should have an associated auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.
Can I be sure that the Harrogate conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Harrogate getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer conducting your transaction.
I am currently in the process of buying my council flat in Harrogate. I have a mortgage agreed with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I am downsizing from our house in Harrogate and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Harrogate lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a national conveyancing outfit rather than a conveyancing solicitor in Harrogate. We have lived in Harrogate for many years we know of no issue. Should we get in touch with our local Authority to seek clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in Harrogate I like with a park and railway links nearby, the downside is that it's only got 49 years on the lease. I can't really find anything else in Harrogate in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan the shortness of the lease will likely be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
My wife and I are purchasing a studio flat in Harrogate. When we first instructed solicitor, they told us that they were on all mainstream bank panels. The financial adviser called today to advise that they are not on the Bank of Ireland approved list. If it turns out to be true, what should we do? Do we just find a new conveyancer that is on their panel or should we cover the costs for dual representation, with Bank of Ireland appointing their own approved lawyer.
When buying a property with the benefit of a mortgage it is standard for the buyer’s lawyers to also act for the mortgage company. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to satisfy. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact Bank of Ireland and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Bank of Ireland's conveyancing panel and you may continue to use your own Harrogate solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another property lawyer into the mix.