I am not well enough to travel far from West Yorkshire. Is there a reason why all West Yorkshire conveyancers aren't included on all bank panels?
Lenders ordinarily restrict either the type or volume of conveyancing firms on their approved list of lawyers. Frequent examples of such restriction(s) being that the practice must have at least two partners. In addition to restricting the type of firm, some banks decided to limit the size of their panel they permit to act for them. It is worth noting that banks have no responsibility for the accuracy of conveyancing supplied by any West Yorkshire property lawyer on their panel. Mortgage fraud was the key driver in the rationalisation of solicitor panels a few years ago even though there are opposing views about the extent of solicitor involvement in some of that fraud. Data published by HMLR exposes that thousands of law practices only conduct a couple of conveyances a year. Those supporting conveyancing panel consolidation ask why conveyancing firms deserve claim to be on a lender panel when it is evident that conveyancing is not their primary expertise?
We are looking to buy a house and require a conveyancing solicitor in West Yorkshire who is on the Yorkshire BS approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in West Yorkshire.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in West Yorkshire so that I can attend their offices when needed.
As opposed to twenty years ago, the vast majority banks no longer require their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to hand over ID documents and there are still distinct benefits to choosing a locally based ayer, in your case a conveyancing solicitor in West Yorkshire.
Me and my brother own a semi-detached Georgian house in West Yorkshire. Conveyancing practitioner represented me and The Mortgage Works. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the matching address. Is it worth asking The Mortgage Works to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Yorkshire and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing practitioner who completed the work.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a simple, no chain conveyancing. West Yorkshire is where the house is located. Can you offer any guidance?
Flying freeholds in West Yorkshire are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Yorkshire you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Yorkshire may ascertain 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 residence.
I am buying a flat and cash is in place. I have provided conveyancer with two distinct evidence of photographic ID, bank statement, numerous utility bills. Now he requires a copy from a probate lawyer acknowledging that the funds are in place and that it has come from inheritance and not dealing E's in Ibiza.
In today’s world you will not be able to complete any West Yorkshire conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Proof of your source of funds is required under Money Laundering laws.