Why do I have to pay up front for my conveyancing in Kirkbymoorside?

Where you are retaining lawyers for conveyancing in Kirkbymoorside your lawyer will request that you put them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. If any down payment is payable against the sale price then this should be required immediately prior to exchange of contracts. The final balance that is needed should be transferred a few days ahead of the day of completion.

I am considering applying for a Yorkshire BS mortgage for purchase of a newly converted (under development) in Kirkbymoorside with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Yorkshire BS ?

There is nothing to stop you using your solicitor, but Yorkshire BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

We are downsizing from our house in Kirkbymoorside and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed a nationwide conveyancing outfit rather than a conveyancing solicitor in Kirkbymoorside. We have lived in Kirkbymoorside for six years we know that this is a non issue. Should we contact our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

How easy is it to switch conveyancer as I need to instruct a firm on the Barclays conveyancing list. I instructed a high street conveyancing solicitor in Kirkbymoorside five minutes from me but he is not approved by Barclays

We will our best to assist in finding you a conveyancing solicitor in Kirkbymoorside on the Barclays panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Kirkbymoorside. Using search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Kirkbymoorside.

I am an executor of my recently deceased mum’s Will, with a bungalow in Kirkbymoorside which will be sold. The house has never been registered at HMLR and I'm told that many purchasers will insist that it is done before they'll proceed. What's the procedure for this?

In the circumstances that you have set out it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.