The West Yorkshire conveyancing solicitors that I appointed last week on my purchase in West Yorkshire have suddenly closed. They were on acting for me because I needed a firm on the RBS conveyancing panel and my preferred West Yorkshire lawyer was not. I paid them 275 plus VAT in advance. What are my options?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
What does a local search tell me concerning the house I am buying in West Yorkshire?
West Yorkshire conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search plays an important part in most West Yorkshire conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
My wife and I own a terraced Georgian property in West Yorkshire. Conveyancing lawyer represented me and National Westminster Bank. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner 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 mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who conducted the conveyancing.
Due to the input of my in-laws I had a survey completed on a property in West Yorkshire ahead of retaining solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some banks will refuse to issue a mortgage on such a house.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. If you contact us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in West Yorkshire. Conveyancing will be smoother if you use a solicitor in West Yorkshire especially if they regularly deal with such properties in West Yorkshire.
I am a sole trader wishing to lease a unit on a shopping parade. Can you recommend lawyers offering fixed charges for commercial conveyancing in West Yorkshire for below £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in West Yorkshire, including the disposal and acquisition of businesses as well as simply premises. If you are intending to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right firm. Regarding the fees these will vary based on the structure and terms of the deal. Let us have your contact information or email us so that we may furnish you with a detailed commercial conveyancing quote.
We are in the middle of purchasing a property in West Yorkshire. Conveyancing lawyer has told us the property is "Leasehold". Does this make a difference on the marketability of the house?
West Yorkshire conveyancing does not normally involve leasehold houses. The key consideration here is the remaining lease term and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the saleability too much.
At the other end of the spectrum, if it's, say, fifty five years it is bound to have a adverse effect on the value, and probably wouldn't be acceptable to the mortgage company. The remaining lease term and ground rent will be stated in the lease provided to your lawyer.