At what point does exchange of contracts happen for domestic conveyancing in Yorkshire Dales and am I required to attend the conveyancers branch?

Where you are in close proximity to our conveyancing solicitors in Yorkshire Dales you are welcome to attend to sign documents. That being said, the law practices we work with offer countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when dealing with you digitally. The executing of the contract is not the critical part. A signed contract simply enables the conveyancer to officially exchange at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Yorkshire Dales)to be in the office at the appropriate time.

We are purchasing a apartment in Yorkshire Dales. It might be a silly question but how we can trust a solicitor? On completion day we will need to put our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I currently have a mortgage with RBS for my property in Yorkshire Dales. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?

You must advise RBS before renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel firm.

The formalities of my purchase has taken place for my property in Yorkshire Dales. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Yorkshire Dales. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Yorkshire Dales

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I opted to have a survey carried out on a property in Yorkshire Dales ahead of appointing lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some banks will not grant a mortgage on a flying freehold house.

It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Yorkshire Dales. Conveyancing will be smoother if you use a solicitor in Yorkshire Dales especially if they are accustomed to such properties in Yorkshire Dales.

I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have since been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Yorkshire Dales. Conveyancing advisers have are about to be appointed. Will they explain the issues?

Most houses in Yorkshire Dales are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Yorkshire Dales in which case you should be looking for a Yorkshire Dales conveyancing practitioner and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is located on an estate. Your lawyer will report to you on the legal implications.

I inherited a basement flat in Yorkshire Dales, conveyancing formalities finalised in 2003. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Yorkshire Dales with an extended lease are worth £195,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2087

With 63 years left to run the likely cost is going to be between £16,200 and £18,600 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.