Do the conveyancing solicitors that are recommend carry out auction conveyancing in Thirsk?
There are a number of auction solicitors we can put you in touch with those who can conduct auction conveyancing. Thirsk is one of the many areas of in which our lawyers are based.
There are a variety of conveyancing solicitors in Thirsk but how do I know who's good?
We would encourage you not to go for the cheapest Thirsk conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Thirsk. Do I receive the keys to the property on the completion date from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Thirsk?
On the day of completion you will not be required to go to the conveyancers office in Thirsk. Your solicitors will electronically transfer the completion advance to the seller's conveyancers, and once they have received this, you will be called to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I have decided to exercise my right to buy my property in Thirsk off the council. I have a mortgage offer with UBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
We are intent on selling our house in Thirsk and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a national conveyancing practice as opposed to a conveyancing solicitor in Thirsk. We have lived in Thirsk for six years we know of no issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to 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 illness)
Are there restrictive covenants that are commonly identified as part of conveyancing in Thirsk?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Thirsk. 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 looking for a flat up to £195,000 and found one near me in Thirsk I like with open areas and transport links in the vicinity, the downside is that it's only got 51 years on the lease. I can't really find anything else in Thirsk suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease may be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
When it comes to leasehold conveyancing in Thirsk what are the most common lease problems?
There is nothing unique about leasehold conveyancing in Thirsk. All leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:
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A provision for the recovery of money spent for the benefit of another party. Repairing obligations to or maintain elements of the property
You will have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Chelsea Building Society, and Alliance & Leicester all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to withdraw.
I acquired a 2 bed flat in Thirsk, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Thirsk with an extended lease are worth £190,000. The ground rent is £65 invoiced every year. The lease runs out on 21st October 2087
With 61 years unexpired we estimate the price of your lease extension to span between £19,000 and £22,000 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.