What is the first thing I need to know regarding purchase conveyancing in Barton le Willows?

You may not hear this from too many lawyers but conveyancing in Barton le Willows and elsewhere in North Yorkshire is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the ownership transfer. For example, the seller, selling agent and sometimes your bank. Appointing a lawyer for your conveyancing in Barton le Willows is a critical decision as your conveyancer is your adviser, and is the SOLE person in the transaction whose role it is to act in your best interests and to protect you.

There is a worrying ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. We recommend that you should always trust your lawyer above all other parties when it comes to the legal transfer of property.

My wife and I have recently appointed a conveyancing solicitor in Barton le Willows. I I am struggling to find out if they are on the Virgin Money conveyancing panel. Could you help?

The first thing to do is contact the conveyancer and enquire whether they are on the lender panel. Otherwise you can get in touch with Virgin Money who may be able to assist.

I have paid off my mortgage with UBS. I assume I don't need a Barton le Willows solicitor on the UBS panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

The mortgage over my property is with Coventry BS for my property in Barton le Willows. Conveyancing was finalised months ago. If I am intending 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 Coventry BS?

Coventry BS must be informed of your intention in advance of renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will allow you to rent 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 Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel lawyer.

Clydesdale have agreed my mortgage in principle, my bid on a house in Barton le Willows has been accepted, what happens next?

Your estate agent will wish to be informed of your lawyer's details (make sure the property lawyers are on the bank’s approved list). Call up Clydesdale or the financial adviser and finish off any outstanding documentation. Clydesdale will appoint a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Clydesdale will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Barton le Willows.

I am a negotiator for a busy estate agent office in Barton le Willows where we see a few leasehold sales derailed due to leases having less than 80 years remaining. I have been given conflicting advice from local Barton le Willows conveyancing firms. Could you clarify whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Leasehold Conveyancing in Barton le Willows - Examples of Questions you should consider Prior to buying

This information is helpful as a) areas may cause problems for the building as the common areas may start to deteriorate where repairs remain unpaid b) if the tenants have a dispute with the running of the building you will wish to have complete disclosure How much is the ground rent and service charge? Who are the managing agents?

As a tenant I am on the hook for a maintenance fee for my property in Barton le Willows. As a result of personal circumstances I fell behind with payments. The freeholders agreed a settlement plan but there is still around £3000 outstanding at the current time.

I am under pressure to dispose of the property and I am worried this will hold me back if I have to settle the amount due now. I'd like to sell up and then pay them back with the completion monies - is this viable?

Your lawyer will hopefully be in a position to negotiate with the management company, with a new to seeing if they would accept settlement out of the completion monies. Here is an example of why it is sensible to choose a property lawyer in Barton le Willows as they may well have an established relationship with the parties.