Willretaining a Easingwold conveyancing solicitor make the legal process smoother?

Generally conveyancing lawyers in your neck of the woods will enjoy good connections with your local authority, which could help with the Easingwold conveyancing searches that your solicitor will require. It also helps if they enjoy strong connections with the Local Land Registry Office your area Easingwold, other lawyers in the neighbourhood and Easingwold Estate Agents.

Me and my fiancee are buying our first house. The property lawyer has texted usto check if we would like to order supplemental conveyancing searches. We are really unsure what's recommended for conveyancing in Easingwold

The number and type of Easingwold conveyancing searches depends entirely on the property, the location, the likelihood of any of these risks, your familiarity of the region and risks, your general attitude to risk. What matters is that you adequately comprehend what information each search could give you. You may then make a decision if you consider that you need that information. If in doubt, ask your conveyancing practitioner to recommend.

I am in the process of refinancing my apartment in Easingwold, does my lawyer need to be on the Clydesdale Solicitor panel?

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

I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being difficult. The Easingwold solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.

After shopping around on the internet I have found a Easingwold property lawyer having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?

Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Easingwold postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Easingwold.

My offer on a semi in Easingwold has been accepted, but there is a chain. The vendors have offered on a flat, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Easingwold. What should be my next step? When do I get the mortgage application with Nationwide started?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then valuation, Easingwold conveyancing search fees, etc). The first course of action is to check that your solicitor is on the Nationwide approved list. Regarding the subsequent stages this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. In a hot market some buyers would apply for a home loan with Nationwide and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to move forward with the conveyancing in Easingwold.

I am employed by a busy estate agent office in Easingwold where we have experienced a few flat sales derailed due to leases having less than 80 years remaining. I have been given contradictory information from local Easingwold conveyancing firms. Can you clarify whether the seller of a flat can commence the lease extension process 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 kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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.

Easingwold Conveyancing for Leasehold Flats - Sample of Questions you should consider Prior to buying

How much is the service charge and ground rent on the flat? Make sure you find out if there is anything that is prohibited in the lease. For instance some leases prohibit pets being allowed in certain buildings in Easingwold. If you love the apartmentin Easingwold however your dog is not allowed to move with you then you have a very difficult decision. Are there any major works in the planning that could add a premium to the service costs?