Are the BSA intent on creating a searchable register to to identify law firms on the Loughborough BS conveyancing panel for example in Driffield?
We are not aware of any plans on the part of the BSA to promote such a search facility.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Driffield?
There are many recorded licenced Conveyancers in Driffield and Solicitor practices in Driffield who can assist with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. Both can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
When it comes to mortgage companies such as Santander, do Driffield solicitors have to pay an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Driffield conveyancer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
The deeds to my home can not be found. The conveyancers who conducted the conveyancing in Driffield 5 years ago no longer exist. What are my next steps?
You no longer need to have the physical deeds to establish that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Driffield differ for newly converted properties?
Most buyers of new build or newly converted property in Driffield contact us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in Driffield typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Driffield or who has acted in the same development.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great price which is making it more attractive. I have subsequently been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Driffield. Conveyancing lawyers have not yet been appointed. Will they explain the issues?
Most houses in Driffield are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Driffield so you should seriously consider shopping around for a Driffield conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’spermission to carry out alterations. It may be necessary to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer should appraise you on the various issues.
I inherited a ground floor flat in Driffield, conveyancing was carried out October 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Driffield with an extended lease are worth £176,000. The ground rent is £50 levied per year. The lease ends on 21st October 2105
With only 80 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.