We see that you have a search directory identifying law firms on the UBS conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Skipton?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Skipton.
we are a couple who wish to acquire a newbuild apartment in Skipton with a homeloan from Aldermore.We like our Skipton conveyancing practitioner but Aldermore advised that his firm is not on their "panel". we are left little option but to use a Aldermore panel firm or retain our high street solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Aldermore use our lawyer?
Unfortunately,no. The mortgage offered to you contains various provisions, a common one being that conveyancers will be on the Aldermore conveyancing panel. Until recently, most banks 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 Aldermore
Me and my partner are purchasing a house in Skipton. I might seem paranoid but how we can trust a lawyer? At some point we have to send money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I have arranged a further advance on our mortgage from Virgin Money as we wish to carry out a loft conversion to our house in Skipton. Are we obliged to select a bricks and mortar Skipton solicitor on the Virgin Money conveyancing panel to handle the legals?
Virgin Money don't usually require a member of 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 Virgin Money panel.
I have paid off my mortgage with Co-operative. I assume I don't need a Skipton lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Are there restrictive covenants that are commonly picked up during conveyancing in Skipton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Skipton. 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…’
I am buying my first flat in Skipton with the aid of help to buy. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not disclose to my conveyancer about the side-deal as it could put at risk my loan with Norwich and Peterborough Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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 happen to be an executor of my recently deceased aunt’s Will, with a property in Skipton which will be sold. The bungalow has never been registered at the Land Registry and I'm told that many estate agents will insist that it is completed before they'll proceed. What's the procedure for this?
In the circumstances that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.