Our solicitor has uncovered a a legal deficiency with the lease for the flat we are purchasing in West Yorkshire. The other side have suggested title insurance as a workaround. We are happy with insurance and will cover the costs. Our lawyer has advised that he must be satisfied that the lender is willing to move forward with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
We hope to to buy with Melton Mowbray Building Society. I called into a few local firms but cant to find a West Yorkshire conveyancing firm on the Melton Mowbray Building Society panel. Can you help?
You should take advantage of the search tool on this site. Please choose the lender and type West Yorkshire or your preferred area and you will be presented with numerous conveyancers located in West Yorkshire or nearest you.
I am helping my mother sell her property in West Yorkshire. Will the solicitor commission an energy performance certificate or do I organise this?
Following the demise of Home Packs, energy performance certificates was left as a required part of moving house. An energy performance certificate should be to hand before the property is advertised. This is not a task that solicitors normally arrange. If you are using a West Yorkshire conveyancing lawyer they might be able to arrange EPC’s due to their relationships with long established West Yorkshire accredited person
Is it the case that all West Yorkshire solicitor practices on the Nottingham conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel and in that case the firms would be governed by the Council of Licensed Conveyancers.
We had instructed conveyancing lawyers locally in West Yorkshire on the UBS solicitor panel. They have just billed me an additional fee for handling the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer may charge a fee for this. The fee is not set by UBS but by your West Yorkshire conveyancer. Numerous firms on the UBS panel will levy ’dealing with mortgage’ fee and others do not.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a simple, chain free conveyancing. West Yorkshire is the location of the property. Is there any guidance you can impart?
Flying freeholds in West Yorkshire are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Yorkshire you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Yorkshire may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I'm remortgaging my current property to a BTL mortgage with Halifax and I will use the ballance of the raised equity as a deposit on further house. The location we are talking about is West Yorkshire. Will your conveyancers be able to act for both sets of mortgage companies and link together the conveyances?
Do use our search tool on this page to check that the solicitors are on the appropriate lender panels. Having checked that they are the lawyer should be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and make apparent your desired outcome and requirements.