Forgive me if this question is silly but I am new to the house moving as a 1st time purchaser of a ground floor flat in Thirsk. Do I receive the keys to the premises on the completion date from my conveyancer? If this is the case, I will appoint a local 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 transfer the completion advance to the vendor’s conveyancers, and once they have received this, you will be invited to receive the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.
We previously chose solicitors based in Thirsk on the Virgin Money solicitor panel. They have just invoiced me a further charge for handling the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. This charge is not dictated by Virgin Money but by your Thirsk property lawyer. Plenty of firms on the Virgin Money panel will quote an ‘acting for lender’ fee but many practices include it on their overall fee.
I am currently in the process of buying my council flat in Thirsk. I have a mortgage offer with Nottingham. 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 Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I am purchasing a property and the conveyancer has referenced Chancel Repair for which the property may be obligated to pay given it’s proximity to the area of such a church. He has recommended insurance. Is this strictly warranted for conveyancing in Thirsk
Unless a prior purchase of the premises completed after 12 October 2013 you may take it that solicitors handling conveyancing in Thirsk to continue to propose a a chancel search and or chancel repair liability policy.
I have recentlyfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Thirsk for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest way to check 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 Thirsk conveyancing specialists.
I'm purchasing my first flat in Thirsk with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not inform my conveyancer about the extras as it may adversely affect my loan with the lender. 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.
Am I right to be suspicious by brokers that I am dealing with are recommending a nationwide conveyancing firm as opposed to a local Thirsk conveyancing firm?
As with lots of service providers, often suggestions from connections can be extremely useful or valuable. Yet there are lots of players in a conveyancing matter; estate agents, financial adviser and mortgage companies might all recommend lawyers to appoint. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there might be a financial incentive behind the recommendation. You are free to select your own conveyancer. Don't forget that many mortgage providers specify a panel list of lawyers you have to use for the lender related work in your transaction.
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Thirsk. Conveyancing advisers have not yet been appointed. Will they explain the issues?
The majority of houses in Thirsk are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Thirsk in which case you should be shopping around for a Thirsk conveyancing practitioner and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as requiring the freeholder’spermission to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your solicitor will advise you fully on all the issues.
I bought a basement flat in Thirsk, conveyancing having been completed 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Thirsk with a long lease are worth £201,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2089
With 64 years remaining on your lease we estimate the premium for your lease extension to range between £14,300 and £16,400 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.