I am in the throes of switching my current homeowner home loan to a BTL Barclays mortgage. The bank has said that I must appoint a conveyancer as part of the process. I got in contact with the same Thirsk conveyancing firm who dealt with the legals when I previously bought the house. The quote they've given of £450 plus VAT has shocked me as its a remortgage than a sale or purchase.

The costs illustration is slightly on the high side. If you you were to look around you may be able to reduce the fees marginally by say £100 plus VAT. On the other hand, providing that you were content with the conveyancing the firm gave you mightcome to regret choosing an an unknown lawyer. Remember to be sure the firm can also act for Barclays . You can use our search tool to select a Thirsk conveyancing firm on the Barclays member panel, which can often include conveyancing solicitors in Thirsk.

My wife and I swapping mortgage lender for our maisonette in Thirsk with Aldermore. We have a son 19 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have a couple of questions (1) Is this form unique to the Aldermore conveyancing panel as he did not need to sign this form when we remortgaged 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your Aldermore conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Aldermore. This is solely used to protect Aldermore if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Aldermore had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

What is the difference between a licensed conveyancer and conveyancing solicitor in Thirsk

There are many registered licenced Conveyancers in Thirsk and Solicitor partnerships in Thirsk to choose from We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

A relative informed me that in buying a property in Thirsk there could be a number of restrictions prohibiting external alterations to the property. Is this right?

We are aware of anumerous of properties in Thirsk which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Thirsk should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Is it the case that all Thirsk CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved solicitors?

It is true that some banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

I'm purchasing my first flat in Thirsk with the aid of help to buy. The developers refused to move on the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not reveal to my lawyer about this side-deal as it may impact my loan with the bank. Should I keep quiet?.

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.

There are only Sixty One years remaining on my lease in Thirsk. I need to extend my lease but my landlord is missing. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to locate the freeholder. For most situations an enquiry agent would be useful to conduct investigations and prepare an expert document to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the vesting order request to the County Court covering Thirsk.

Leasehold Conveyancing in Thirsk - A selection of Questions you should ask Prior to Purchasing

What is the the remaining lease term? It is important to be aware if changing the roof or some other major work is pending to be shared amongst the leaseholders and will materially impact the level of the maintenance charges or result in a specific payment. Who takes responsibility for maintaining and repairing the block?