Can you recommend a TSB sanctioned Selby conveyancing practice who can have us moved in within a short deadline? Would it be better to use a high street Selby practice or an internet firm?

We can recommend some very good Selby conveyancing firms. You can also walk up the main road in Selby. Visit some well established law practices and request to speak with a conveyancing solicitor for a quote. Discuss your requirements together with your reasons and ask for an assurance on speed. Select the lawyer that you are most comfortable with.

We have agreed to purchase a house in Selby. A rare aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Barclays your lawyer must follow the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Barclays where a lease fails to meet these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Selby.

The mortgage over my property is with Coventry BS for my property in Selby. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?

You must advise Coventry BS in advance of renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. You need not do this via a Coventry BS conveyancing panel solicitor.

Co-operative have agreed my mortgage in principle, my bid on a property in Selby has been accepted, what are the next steps?

Your property agent will want to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Call up Co-operative or your broker and finish off any relevant forms. Co-operative will instruct a valuer who will get in touch with the selling agent or seller to schedule a time for the valuation to take place. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Co-operative will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Selby.

Will our conveyancer be raising questions about flooding during the conveyancing in Selby.

The risk of flooding is if increasing concern for solicitors dealing with homes in Selby. Some people will buy a house in Selby, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or by their solicitors which can give them a better understanding of the risks in Selby. The conventional set of information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to determine if the property has ever been flooded. If flooding has previously occurred which is not notified by the seller, then a buyer could issue a claim for damages resulting from an inaccurate answer. The purchaser’s conveyancers should also carry out an environmental search. This will reveal whether there is any known flood risk. If so, further inquiries will need to be initiated.

3 months have elapsed following my purchase conveyancing in Selby concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

What are the common deficiencies that you encounter in leases for Selby properties?

Leasehold conveyancing in Selby is not unique. All leases are individual and legal mistakes in the legal wording can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:

Repairing obligations to or maintain elements of the premises

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Bank of Scotland, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to pull out.

I own a 1 bedroom flat in Selby, conveyancing formalities finalised 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Selby with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2076

You have 50 years remaining on your lease we estimate the price of your lease extension to span between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.