I am buying a flat and need a conveyancing solicitor in Yorkshire Dales who is on the Barclays conveyancing. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays in certain locations such as Yorkshire Dales. We dont recommend any particular firm.
Are all Yorkshire Dales Conveyancing Quality Solicitors on the Leeds Building Society conveyancing list of approved practices?
A selection of lenders now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
Is there a list of Bank of Ireland panel solicitors in Yorkshire Dales on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association sites. A small selection of banks make their panel listings open the public on the web. Where you are seeking to appoint a Yorkshire Dales solicitor on the Bank of Ireland please use our facility.
After months of negotiation I have agreed a price on a house in Yorkshire Dales. My mortgage broker suggested a solicitor. I paid an on account payment of £150. Soon after, the solicitor contacted me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should our solicitor be raising questions regarding flooding as part of the conveyancing in Yorkshire Dales.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Yorkshire Dales. There are those who acquire a property in Yorkshire Dales, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, but there are a numerous checks that may be initiated by the purchaser or by their conveyancers which can give them a better understanding of the risks in Yorkshire Dales. The conventional set of property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to find out whether the property has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the owner, then a buyer may bring a legal claim for losses resulting from an incorrect reply. A buyer’s lawyers will also carry out an environmental report. This will disclose whether there is any known flood risk. If so, more detailed inquiries should be conducted.
How does conveyancing in Yorkshire Dales differ for new build properties?
Most buyers of new build or newly converted property in Yorkshire Dales come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Yorkshire Dales typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Yorkshire Dales or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Yorkshire Dales is where the house is located. Can you offer any guidance?
Flying freeholds in Yorkshire Dales are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Yorkshire Dales you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Yorkshire Dales may decide 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.
What is the distinction between surveying and conveyancing in Yorkshire Dales?
Conveyancing - in Yorkshire Dales or elsewhere - is the legal term given to transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the buying price down or asking the seller to fix the defects before you move in.