Why is leasehold purchase conveyancing in Dunnington costs more?

In summary, leasehold conveyancing in Dunnington and elsewhere usually warrants additional due diligence compared to freehold transactions. This includes lease investigation, liaising with the landlord about serving appropriate notices, obtaining up-to-date service charge and management information, securing the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different owners have owned the lease since it was first granted.

When it comes to mortgage companies such as UBS, do Dunnington conveyancing practitioners have to pay a yearly amount to be on the conveyancing panel?

We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I am due to exchange contracts on my flat. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being difficult. The Dunnington solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Dunnington solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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 Dunnington 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.

Am I right to be concerned that brokers that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Dunnington conveyancing practice?

As with many service providers, often referrals from connections can be extremely useful or valuable. Yet there are lots of parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and banks might all put forward lawyers to instruct. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there exists a financial incentive behind the recommendation. You are free to select your preferred lawyer. You need to be aware that many banks operate an approved list of conveyancers you are obliged to use for the mortgage aspect of your transaction.

In my capacity as executor for the will of my aunt I am disposing of a property in Neath but live in Dunnington. My lawyer (based 260 miles from meneeds me to sign a statutory declaration before completion. Can you recommend a conveyancing practitioner in Dunnington to attest this legal document for me?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are based in Dunnington

We have been told by numerous friends to expect 6-8 weeks for Dunnington conveyancing to complete.This was a month ago. The paperwork was only sent from the vendors lawyer a couple of days ago so now does it countdown?

There is no conventional timeframe for conveyancing in Dunnington, or any location. You simply have to ensure that your finances are in place and in due course the rest will come to you eventually.