My wife and I are about to exchange on the purchase of a house in Ripon but as a result of wreckage from some water damage at the property I have was able negotiate recompense from the seller in the sum of £3k in the form of a deduction in the price. I had intended this to be addressed as part of amending the contract however Leeds Building Society will not permit this. Why were they approached?
Your conveyancer being on a Leeds Building Society conveyancing panel is obliged to inform Leeds Building Society of any variations to the sale price. If you prohibit your property lawyer to notify the reduction to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new conveyancing practitioner for your conveyancing in Ripon.
Is there a search tool that I can utilise to discover of the solicitor conducting my conveyancing in Ripon is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for The Royal Bank of Scotland thus spending £192.00 in additional conveyancing costs.
You should take advantage of the find a lender approved solicitor tool on this web page. Please choose the lender and type ‘Ripon’ or your preferred area and you will discover a number of lawyer based in Ripon or near you.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Ripon is where the house is located. Can you shed any light on this issue?
Flying freeholds in Ripon are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ripon you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ripon may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Taking into account that I am about to part with £400,000 on 3 bedroom house in Ripon I would like to talk to a lawyer about myconveyancing ahead of giving the go ahead to the firm. Is this something that you can arrange?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be carrying out your property ownership legalities in Ripon.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The solicitors that we put you in touch with believe that the fees you are quoted for your conveyancing in Ripon should be the figure that you are charged.
I am looking for a conveyancing lawyer in Ripon for my house move. Is it possible to see a firm’s record with the legal regulator?
Members of the public can search for documented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.
The conveyancing solicitors carrying out our conveyancing in Ripon has forwarded papers to review that show the land is unregistered with epitome documents. Is it not the case that all properties in Ripon should be registered?
Whilst the vast majorities of properties in Ripon are now registered with HM Land Registry there are still some that are unregistered. Any property in Ripon that has been purchased since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Ripon property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Ripon conveyancing lawyers should be capable of dealing with this type of conveyancing but if any uncertainty reigns the conventional advice nowadays seems to be for the seller’s conveyancer to register the title first and then sell - this will predictably result in a significant delay.