Can I use your services to find a Conveyancing solicitor in Thirsk even where I’m not purchasing or disposing of a house, for instance if I intend to buy an office in Thirsk with a loan from Alliance & Leicester ?

The service is mainly utilised to find residential conveyancing solicitors in Thirsk but we have listed towards the bottom of this page a few Thirsk commercial conveyancing firms. You will need to enquire with the solicitors directly to see if they are also authorised to represent Alliance & Leicester

My aunt passed away 10 months ago and as sole heir and executor I was left the house in Thirsk. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?

Given you plan to refinance then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.

This question may be naive but I am unexperienced as a first time buyer of a garden flat in Thirsk. Do I receive the keys to the property on completion from my solicitor? If so, I will find a High Street conveyancing solicitor in Thirsk?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s conveyancers, and once they have received this, you will be invited to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.

Is there a list of Aldermore panel conveyancers in Thirsk on the UK Finance Lenders’ Handbook Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings open the public over the internet. If you are seeking to appoint a Thirsk conveyancer on the Aldermore please use our facility.

I am selling my house. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Virgin Money are being problematic. The Thirsk solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.

I'm purchasing a new build house in Thirsk with the aid of help to buy. The builders would not reduce the price so I negotiated £7000 of extras instead. The estate agent told me not reveal to my conveyancer about the extras as it would jeopardize my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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've found a house that seems to be perfect, at a great figure which is making it all the more appealing. I have subsequently found out that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Thirsk. Conveyancing solicitors have not yet been appointed. Will they explain the issues?

Most houses in Thirsk are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area can help the conveyancing process. It is clear that you are buying in Thirsk in which case you should be looking for a Thirsk conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the property is part of an estate. Your solicitor will advise you fully on all the issues.