We see that you have a post code search directory identifying solicitors on the conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in East Yorkshire?

We are a listing service only for law firms wishing to communicate if they are on the conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in East Yorkshire.

We're in East Yorkshire, First time buyers purchasing with a mortgage (lender is , and our lawyer is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am buying a property in East Yorkshire. One unusual aspect is that the roof has a solar panel. have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with your lawyer must follow the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for . The CML Handbook sets out minimum provisions for solar panel roof-space leases, and are required to report to where a lease does not comply with these requirements. The requirements relate to the installation of panels on properties nationwide and is not limited to East Yorkshire.

The mortgage over my property is with for my property in East Yorkshire. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform ?

must be informed of your intention in advance of renting your property as this is likely to be a breach of ’s mortgage conditions. In many cases banks or building societies 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 directly. It should not be necessary to do this via a conveyancing panel firm.

I recently had an offer agreed on a house in East Yorkshire. My financial adviser suggested a . I paid an upfront payment of £175. Shortly after, the called me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am looking for a leasehold apartment up to £195,000 and identified one round the corner in East Yorkshire I like with a park and station in the vicinity, however it's only got 49 remaining years left on the lease. I can't really find anything else in East Yorkshire in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

Should you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.

I want to rent out my leasehold apartment in East Yorkshire. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

Some leases for properties in East Yorkshire do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I inherited a garden flat in East Yorkshire, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in East Yorkshire with an extended lease are worth £165,000. The ground rent is £45 levied per year. The lease ends on 21st October 50

With 50 years left to run we estimate the premium for your lease extension to span between £36,100 and £41,800 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.