we are a couple who decided to purchase a purpose built apartment in Pocklington with a homeloan from Virgin Money.We use our Pocklington conveyancing practitioner but Virgin Money advised that she’s not on their "panel". We have to appoint a Virgin Money panel firm or retain our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The home loan issued to you contains various provisions, one of which will be that solicitors will be on the Virgin Money approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Virgin Money

Will commercial conveyancing searches reveal impending roadworks that could affect a commercial land in Pocklington?

Many commercial conveyancing solicitors in Pocklington will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Pocklington. The report sets out 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 Pocklington.

For every commercial conveyancing transaction in Pocklington it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Pocklington commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Pocklington.

How does conveyancing in Pocklington differ for new build properties?

Most buyers of new build property in Pocklington approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Pocklington typically acquire the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Pocklington or who has acted in the same development.

Given that I am about to spend £400,000 on a terraced house in Pocklington I wish to have a conversation with the conveyancer concerning theconveyancing prior to appointing the firm. Is this something that you can arrange?

We could not agree more - we would be pleased to talk to you we do not take any clients on without you first talking to the conveyancer who will be carrying out your property ownership legalities in Pocklington.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Pocklington should be the amount on the final invoice that you end up paying.

Are there common problems that you encounter in leases for Pocklington properties?

Leasehold conveyancing in Pocklington is not unique. Most leases are drafted differently and legal mistakes in the legal wording can result in certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

You could have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Santander, The Royal Bank of Scotland, and Clydesdale all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the purchaser to pull out.

Pocklington Leasehold Conveyancing - Sample of Queries before buying

Who is in charge of the building? Is there a share of the freehold? Where a Pocklington lease has no more than 80 years it will have adverse implications on the value of the property. Check with your bank that they are happy with residual term of the lease. A short lease means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of how much this will be. For most Pocklingtonlease extensions you would need to own the residence for a couple of years before you are legally able to extend the lease.