In what way does my ID and proof of funds have anything to do with my conveyancing in york? What am I being asked for?

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to check the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing business. The Terms and Conditions that you need to sign should stipulate this. Your lender will also require certain documents to be viewed. If you refuse to supply ID verification documents, your conveyancer would not be able to act for you.

Two weeks ago we had a mortgage agreed in principle with Aldermore. york conveyancing practitioners have been instructed. What is the average time that one could expect to receive a mortgage offer from Aldermore?

There is no definitive answer here. Have Aldermore done the valuation? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Completion of my purchase has taken place for my property in york. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I have instructed a york lawyer having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own york surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I require fast conveyancing in york as I am faced with pressure to exchange contracts in less than one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?

As you are are a cash buyer you have the choice not to have searches conducted although no lawyer would advise that you don't. Drawing on our experience of conveyancing in york the following are instances of issues that can arise and therefore impact the marketability of the property: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. york is where the house is located. Can you offer any assistance?

Flying freeholds in york are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in york you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in york may determine 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 property.

If all goes to plan we aim to complete the sale of our £150,000 maisonette in york next Wednesday. The freeholder has quoted £396 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in york?

york conveyancing on leasehold maisonettes often involves the purchaser’s conveyancer sending questions for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be content to assist. They are at liberty to invoice a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some transactions it is above £800. The administration charge demanded by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration charges, otherwise the invoice is not strictly payable. Reality however dictates that one has no option but to pay whatever is demanded if you want to sell the property.

I am the registered owner of a split level flat in york, conveyancing having been completed July 2003. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in york with over 90 years remaining are worth £191,000. The ground rent is £55 invoiced annually. The lease finishes on 21st October 2080

With only 54 years unexpired the likely cost is going to span between £31,400 and £36,200 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.