Willusing a Scarborough conveyancing practice make my purchase more efficient?
On the whole conveyancing practitioners in your location will benefit from strong relationships with your local authority, which could assist with your Scarborough conveyancing searches that your conveyancer will require on your transaction. It also helps if they have good relationships with the Land Registry in your area Scarborough, other lawyers in the neighbourhood and Scarborough Estate Agents.
Can your site be used to recommend a Conveyancing solicitor in Scarborough even if I’m not buying or selling a house, for instance if I wish to buy a shop in Scarborough with a mortgage from Norwich and Peterborough Building Society?
The service is predominantly utilised to locate domestic conveyancing solicitors in Scarborough but we have set out at the end of this page a selection of Scarborough commercial conveyancing firms. You should speak with the firm directly to see if they are also authorised to represent Norwich and Peterborough Building Society
I have paid off my mortgage with Lloyds. I assume I don't need a Scarborough conveyancing practitioner on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being difficult. The Scarborough solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Scarborough solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Scarborough postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Scarborough.
How does conveyancing in Scarborough differ for newly converted properties?
Most buyers of new build premises in Scarborough come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Scarborough typically buy 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 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 Scarborough or who has acted in the same development.
In my capacity as executor for the estate of my grandmother I am disposing of a residence in Neath but I am based in Scarborough. My solicitor (approximately 300 miles awayhas requested that I execute a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Scarborough to attest and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Scarborough based