My wife and I are planning to buy a 1 bedroom flat in Long Buckby with a mortgage. We would like to retain our Long Buckby solicitor, however the bank advise he's not on their "panel". We have to appoint one of the lender panel firms or retain our Long Buckby solicitor as well as pay for one of their panel firms to act for them. This feels very unfair; are we not able to require that the bank use our Long Buckby solicitor ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Long Buckby conveyancing solicitor to apply to be on the conveyancing panel.
The vendors of the house we are purchasing have instructed a conveyancing practitioner in Long Buckby who has suggested a exclusivity contract with a down payment 10k. Are such agreements sensible?
This form of contract is not the norm in Long Buckby, conveyancers are often found to veer clients away from them as they detract from the primary objective, namely conveyancing and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Secondly, there is no guarantee that just because the owner has signed an exclusivity agreement they will complete the sale with you. They may breach the agreement if they are offered a large enough offer to do so because a wronged party with the benefit of a lockout agreement will still be duty bound to show losses as a consequence of the breach and these may not compare to the extra amount that your vendor may obtain by reneging on the contract, however morally reprehensible the behaviour is.
Finally the sale completed on my house in Long Buckby last June yet the purchaser is calling every few hours to say their lawyer needs to hear from mine. What are the post completion sale legalities following completion?
Following your house sale your solicitor is duty bound to send the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Where appropriate, your conveyancer should also evidence that the legal charge in favour of the lender has been discharged to the purchasers lawyers. There are no post completion steps peculiar conveyancing in Long Buckby.
My wife and I buying a end of terrace house in Long Buckby. The intention is to carry out an extension to the side at the house.Will the conveyancing process involve enquiries to see if these works are prohibited?
Your conveyancer will check the deeds as conveyancing in Long Buckby will on occasion identify restrictions in the title documents which prohibit certain alterations or necessitated the consent of a 3rd party. Certain additions require local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
My partner and I have organised the release of further monies on our home loan from Barclays as we intend to carry out improvements to our house in Long Buckby. Do we need to choose a nearby Long Buckby solicitor on the Barclays conveyancing panel to deal with the paperwork?
Barclays would not normally require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays conveyancing panel.
About to purchase flat in Long Buckby. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Long Buckby conveyancer is on the Lloyds conveyancing panel.
My company is looking to take an assignment of a lease of an office on a shopping parade. Can you recommend conveyancers offering fixed costs for commercial conveyancing in Long Buckby for less than 2k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Long Buckby, including the sale and purchase of businesses as well as simply premises. Whether you are hoping to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. As for the charges these will vary based on the structure and heads of terms of the deal. Please provide us with your contact information or phone so as to enable us to supply you with a fixed commercial conveyancing quote.
I am in need of some leasehold conveyancing in Long Buckby. Before I get started I require certainty as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and most are in Long Buckby - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a leasehold flat in Long Buckby, conveyancing formalities finalised August 2011. Can you work out an approximate cost of a lease extension? Comparable flats in Long Buckby with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease expires on 21st October 2082
With only 58 years remaining on your lease we estimate the price of your lease extension to span between £21,900 and £25,200 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.