How do I find the right lawyer who will provide a quality service for my conveyancing in Market Weighton?

First ask connections who they used in the past and if they were happy with the service.

Second, use a comparison service on the internet for conveyancing in Market Weighton. Telephone two or three listed and request that they forward you their conveyancing charges and speak to the lawyer who will handle your conveyancing beforemaking your decision.

Third is to use this site to assist you in finding the right lawyers taking into account your own expectations including the type of property,speed, complications and who the proposed lender is. Don't take the bait of low cost conveyancing in Market Weighton

I have been referred to a conveyancing solicitor in Market Weighton. I I am struggling to find out if they are on the Virgin Money conveyancing panel. Could you advise?

The first thing to do is e-mail the conveyancer and ask them if they are on the lender panel. Alternatively you can get in touch with Virgin Money who may be able to help.

I have paid off my mortgage with Lloyds. I assume I don't need a Market Weighton property lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.

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

I am due to exchange contracts on my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being problematic. The Market Weighton solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are insisting on 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 have finally had an offer on a maisonette in Market Weighton agreed to, but there is a chain. The sellers have offered on on an apartment, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Market Weighton. What should be my next step? When do I get the mortgage application with Yorkshire BS started?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Market Weighton conveyancing search charges, etc). The first thing to do is check that your solicitor is on the Yorkshire BS conveyancing panel. As to the next phase this very much dictated by the circumstances of your transaction, desire for the property and on the state of the market. During a hot market the majority of home buyers would apply for a home loan with Yorkshire BS and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to press on with searches.

I am using a search engine for the term cheap conveyancing in Market Weighton it reveals many solicitorsin the area. With so much choice what is the best way to find the suitable solicitor for my move?

The preferential method of seeking the right conveyancer is via trusted testimonial, so seek the opinion of colleagues and those you trust who have bought a property in Market Weighton or the local estate agent or mortgage broker. Charges for conveyancing in Market Weighton differ, so it's advisable to secure a minimum of three fee estimates from different property lawyers. Dont forget to clarify what costs in the quote includes.

I am tempted by the attractive purchase price for a couple of apartments in Market Weighton both have approximately 50 years unexpired on the leases. Will this present a problem?

A lease is a legal document that entitles you to use the premises for a period of time. As the lease gets shorter the saleability of the lease reduces and results in it becoming more expensive to acquire a lease extension. For this reason it is generally wise to extend the lease term. It is often difficulties arise selling premises with a short lease because mortgage lenders may be unwilling to lend money on properties of this type. Lease enfranchisement can be a protracted process. We recommend you get professional help from a solicitor and surveyor with experience in this area.

I purchased a 1 bedroom flat in Market Weighton, conveyancing formalities finalised 4 years ago. 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 Market Weighton with over 90 years remaining are worth £201,000. The ground rent is £45 charged once a year. The lease ends on 21st October 2090

With only 65 years remaining on your lease the likely cost is going to span between £13,300 and £15,400 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.