Are you able to recommend a The Royal Bank of Scotland sanctioned york conveyancing conveyancer finish our house move within two weeks? Am I best advised to choose a local york firm or a nationwide conveyancer?

We can recommend some very good york conveyancing firms. You can also walk up the main road in york. Visit some well established firms and request to see a conveyancing solicitor for a quote. Discuss your deadline together with the reasons and ask for a commitment on your deadline. Choose the lawyer that you are most comfortable with.

Forgive me if this question is silly but I am unseasoned as a first time purchaser of a garden flat in york. Do I collect the keys to the house on completion from my conveyancer? If so, I will use a High Street conveyancing solicitor in york?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's lawyers, and shortly after the monies have arrived, you should be invited to pick up the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.

My wife and I are in the process of viewing houses in york and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Aldermore.

It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are obtaining a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.

I have paid off my mortgage with Principality. I assume I don't need a york lawyer on the Principality panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

I am buying a new build apartment in york. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in york

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. 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.

Over the last few months I have been searching for a flat up to £195,000 and found one close by in york I like with a park and station nearby, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in york suitable, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.

I need to appoint a conveyancing solicitor for purchase conveyancing in york. I've stumble across a web site which appears to be the ideal solution If it is possible to get all formalities completed via phone that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?