A relative informed me that in purchasing a property in Thirsk there may be various restrictions affecting the ability to carry out external changes to a property. Is this right?
We are aware of anumerous of properties in Thirsk which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Thirsk should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am buying a terrace house in Thirsk. Our aim is to convert the garage to an office at the property.Will legal conveyancing on the property involve investigations to ascertain if these alterations are allowed?
Your property lawyer should review the deeds as conveyancing in Thirsk can on occasion identify restrictions in the title deeds which restrict categories of works or necessitated the consent of another owner. Some additions require local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I have paid off my mortgage with UBS. I assume I don't need a Thirsk solicitor on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
We are intent on selling our house in Thirsk and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing firm rather than a conveyancing solicitor in Thirsk. We have lived in Thirsk for six years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing lawyer already. 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 health insurance to cover that same illness)
I used Arc property Solicitors several years past for my conveyancing in Thirsk. Now, I need the documents but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Thirsk of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing my first flat in Thirsk benefiting from help to buy. The developers refused to move on the amount so I negotiated 6k of additionals instead. The sale representative advised me not to tell my solicitor about this deal as it would jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
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.
How do I search for a Thirsk law firm on the TSB conveyancing panel? I am a keen cyclist and am happy to travel upto 10kilometers to meet the solicitor.
You can use the facility on this website. Please pick a mortgage company and your location and you will see a number of Thirsk conveyancing lawyers based on proximity. We have listed some Thirsk conveyancing firms at the bottom of this page and you can ring them to see whether they are on the TSB approved list
My husband and I may need to rent out our Thirsk basement flat for a while due to a career opportunity. We instructed a Thirsk conveyancing firm in 2004 but they have since shut and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Some leases for properties in Thirsk do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I acquired a basement flat in Thirsk, conveyancing was carried out in 2003. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Thirsk with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease runs out on 21st October 2088
With only 64 years left to run the likely cost is going to span between £14,300 and £16,400 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.