My fiance and I are purchasing a purpose built apartment in Shipley with a homeloan from Yorkshire Building Society.We would like to retain our Shipley conveyancing solicitor but Yorkshire Building Society advised that her practice is not listed on their "panel". It seems we have little choice but to instruct a Yorkshire Building Society panel solicitor or keep our local solicitor and fork out for a Yorkshire Building Society panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan issued to you contains terms and conditions, a common one being that solicitors needs to be on the Yorkshire Building Society conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Yorkshire Building Society
I have justdiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Shipley for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shipley conveyancing specialists.
I'm purchasing my first flat in Shipley with a loan from Halifax. The sellers would not reduce the price so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my lawyer about the extras as it will adversely affect my loan with Halifax. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Shipley is the location of the property. Is there any advice you can give?
Flying freeholds in Shipley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shipley you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shipley may decide 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 property.
Completion is due on the sale of our £400,000 garden flat in Shipley next week. The freeholder has quoted £384 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Shipley?
Shipley conveyancing on leasehold flats usually involves the purchaser’s lawyer submitting questions for the landlord to address. Although the landlord is not legally bound to respond to these enquiries most will be willing to do so. They are at liberty to levy a reasonable administration fee for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some situations it exceeds £800. The administration charge required by the landlord must be accompanied by a synopsis of entitlements and obligations in respect of administration charges, without which the charge is technically not due. In reality one has no choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.
I own a 1st floor flat in Shipley, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Shipley with an extended lease are worth £181,000. The ground rent is £55 invoiced annually. The lease expires on 21st October 2072
You have 51 years remaining on your lease we estimate the premium for your lease extension to range between £30,400 and £35,200 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
We are FTB’s just having agreed a price on a property in Shipley, and are about to get solicitors instructed. We have utilised the various rating tools and the results are from all over the England and Wales. Is it important to have a Shipley lawyer local to our potential new home? We are willing to do all the communicating over email, but I am thinking at some stage we may be required to physically go into the solicitor's office to sign contracts?
Generally there is no requirement to attend the office of your conveyancer, they can send any relevant papers to you, which you can sign and send back. Many home movers choose to use a locally based solicitor, but it is not essential for conveyancing in Shipley.