I have just started taking steps with the aim of changing my current homeowner home loan to a BTL Skipton Building Society mortgage. I was told by my mortgage that I require a solicitor for this. I spoke to my past Marske By The Sea conveyancing solicitor who dealt with the legals when I originally purchased the house. The costs illustration supplied of £470 has surprised me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.

The estimate does seem a little on the high side. If you are prepared to invest time comparing costs you could decrease the fees marginally by as much as £100 plus VAT. That being said, providing that you were pleased with the legal work the firm gave you mightlive to rue choosing an an unknown lawyer. Don't forget to check the solicitor can also act for Skipton Building Society. Do make use of our search tool to select a Marske By The Sea conveyancing firm on the Skipton Building Society approved list of lawyers, which can often include conveyancing solicitors in Marske By The Sea.

I am helping my niece sell her house in Marske By The Sea. Does the solicitor commission an energy performance certificate or it is for me to coordinate?

Following the demise of HIPs, energy assessments was kept a mandatory component of selling a property. An energy performance certificate needs to be to hand in advance of the property being marketed. It is not as aspect of the sale process that lawyers ordinarily arrange. If you are instructing a Marske By The Sea conveyancing solicitor they might be able to arrange energy assessments given their contacts with long established local providers

I happen to be the sole recipient of my late father’s will and I have everything in my name alone, including the house in Marske By The Sea. The Marske By The Sea property was put into my name in October. I want to move. I understand that there is a CML 6 month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the house in October. Do I have to wait 6 months to sell?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this requirement is primarily there to capture subsales or the quick reselling of properties.

My sealed bid on a semi in Marske By The Sea has been accepted, the vendors do nevertheless have a tied purchase. The vendors have offered on on an apartment, however it’s not been accepted yet, and have viewings of other apartments booked. I have selected a high street conveyancing solicitor in Marske By The Sea. What do I do now? When do I get the mortgage application with Barclays started?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then survey, Marske By The Sea conveyancing search costs, etc). The first thing to do is check that your conveyancer is on the Barclays conveyancing panel. As to the subsequent steps this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. During a buoyant market the majority of buyers will apply for the mortgage with Barclays and arrange for the valuation and only if it comes back ok would they request their lawyer to move forward with the conveyancing in Marske By The Sea.

Are there restrictive covenants that are commonly picked up during conveyancing in Marske By The Sea?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Marske By The Sea. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I'm buying my first flat in Marske By The Sea with a loan from Virgin Money. The builders would not reduce the amount so I negotiated 6k of additionals instead. The sale representative told me not inform my conveyancer about the deal as it would affect my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am employed by a reputable estate agency in Marske By The Sea where we have witnessed a number of flat sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Marske By The Sea conveyancing solicitors. Please can you clarify whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Marske By The Sea Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

Many Marske By The Sea leasehold apartments will have a service charge for maintenance of the building set on behalf of the landlord. If you buy the property you will have to pay this liability, normally in instalments accross the year. This could be anything from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all likelihood there will be a rentcharge for you to pay yearly, this is usually not a exorbitant sum, say approximately £25-£75 but you need to check as occasionally it can be many hundreds of pounds. Are any of leasehold owners in arrears of their service charge liability?