I am getting a mortgage with Halifax. I intend to use a Licensed Conveyancer in North Cave. Does the Halifax Solicitor panel exclude conveyancers regulated by the CLC?

The Halifax approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

The North Cave conveyancing firm handling our North Cave conveyancing has spotted an inconsistency between the information in the valuation survey and what is revealed within the conveyancing documents. My solicitor says that he is duty bound to ensure that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action correct?

Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Can I use your services to find a Conveyancing solicitor in North Cave even where I’m not buying or selling a house, for example if I want to buy a shop in North Cave with a loan from Leeds Building Society?

The service is mainly utilised to help choose residential conveyancing solicitors in North Cave but we have recorded towards the bottom of this page a few North Cave commercial conveyancing firms. You should make contact with the solicitors directly to establish if they can also act for Leeds Building Society

Just had an offer accepted on a new build flat in North Cave. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in North Cave

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I am looking for a ground for flat up to £245,000 and identified one close by in North Cave I like with amenity areas and transport links nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in North Cave suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.