we are a couple who are buying a purpose built flat in Yorkshire Dales with a loan from Yorkshire Building Society.We would like to retain our Yorkshire Dales conveyancing practitioner but Yorkshire Building Society informed us his firm is not on their approved list of firms. We have to appoint a Yorkshire Building Society panel lawyer or retain our high street solicitor and fork out for a Yorkshire Building Society panel lawyer to represent them. This seems very unfair; Can we not simply insist that Yorkshire Building Society use our lawyer?
Unfortunately,no. The loan offered to you contains terms and conditions, a common one being that solicitors will be on the Yorkshire Building Society conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Yorkshire Building Society
Can I be sure that the Yorkshire Dales conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Yorkshire Dales getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your conveyancing.
Last month we had a mortgage agreed in principle with Bank of Ireland. Yorkshire Dales conveyancing lawyers are appointed. How long does it take for Bank of Ireland to forward the offer to the conveyancer?
There is no definitive answer here. Have Bank of Ireland conducted the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My offer on a house in Yorkshire Dales has been accepted, but there is a chain. The vendors have put an offer on a flat, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have selected a high street conveyancing solicitor in Yorkshire Dales. What do I do now? At what stage should I apply for the mortgage with Barclays?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then survey, Yorkshire Dales conveyancing search fees, etc). The first course of action is to ensure that your lawyer is on the Barclays conveyancing panel. Regarding the next steps this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. During a hot market the majority of purchasers will apply for a home loan with Barclays and pay for the valuation and only if it was satisfactory would they ask their property lawyer to press on with the conveyancing in Yorkshire Dales.
Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in Yorkshire Dales?
Its becoming the norm that commercial conveyancing solicitors in Yorkshire Dales will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Yorkshire Dales. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Yorkshire Dales.
For each commercial conveyancing transaction in Yorkshire Dales it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Yorkshire Dales commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Yorkshire Dales.
I purchased a 4 bedroom Edwardian property in Yorkshire Dales. Conveyancing practitioner acted for me and Virgin Money. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to assess 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 Yorkshire Dales and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing solicitor who carried out the work.
I am purchasing my first flat in Yorkshire Dales with a loan from Norwich and Peterborough Building Society. The builders would not reduce the amount so I negotiated £7000 of extras instead. The property agent advised me not to tell my lawyer about this side-deal as it will affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I dont have enough spare funds to pay a 10% deposit on my flat purchase in Yorkshire Dales , but I still want to proceed. Do I have options?
You can agree a lesser deposit. Many property owners will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute