My wife and I are hoping to acquire a flat in New Brighton and have appointed a New Brighton conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Clydesdale have this evening contacted us to inform me that there is now an issue as our New Brighton conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own New Brighton solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
We are buying a flat and require a conveyancing solicitor in New Brighton who is on the TSB approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in New Brighton.
I just bought a flat at auction in New Brighton. Conveyancing is necessary. What happens now?
Given that you have now to in every practical sense signed on the dotted line you will need to retain a conveyancing practitioner soon as you are faced with a fast approaching deadline in which to complete the conveyancing. An auction property should have a corresponding auction pack. This should include most,if not all of the documents that your solicitor will need. Where you are dealing with leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to pass this on to the lawyer working for you at the earliest opportunity. You also need to ensure that you have funds in order to complete on the on the contractual date .
Is it the case that all New Brighton conveyancing solicitors on the Nottingham conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be governed by the SRA. Many banks do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
My wife and I are in the throws of looking at houses in New Brighton and I am now considering a potential offer. Is it best to have my conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with RBS.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are getting a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
I own a 4 bedroom Georgian property in New Brighton. Conveyancing lawyer acted for me and National Westminster Bank. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in New Brighton and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.
Can you provide any top tips for leasehold conveyancing in New Brighton with the purpose of expediting the sale process?
- Much of the delay in leasehold conveyancing in New Brighton can be bypassed if you appoint lawyers the minute you market your property and ask them to collate the leasehold documentation needed by the purchasers’ lawyers. If you have carried out any alterations to the premises would they have required Landlord’s consent? Have you, for example installed wooden flooring? New Brighton leases often stipulate that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord consenting to such works. Where you dont have the approvals to hand you should not communicate with the landlord without contacting your conveyancer in the first instance. If you are supposed to have a share in the freehold, you should make sure that you hold the original share certificate. Arranging a new share certificate can be a lengthy formality and delays many a New Brighton home move. Where a reissued share is necessary, you should approach the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. If you have had any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be nervous about purchasing a property where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to unsettled.
I own a 1st floor flat in New Brighton, conveyancing formalities finalised in 2002. Can you work out an approximate cost of a lease extension? Equivalent properties in New Brighton with over 90 years remaining are worth £179,000. The ground rent is £65 invoiced every year. The lease runs out on 21st October 2081
You have 57 years left to run we estimate the price of your lease extension to be between £26,600 and £30,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
The conveyancing solicitors undertaking our conveyancing in New Brighton has sent papers to review that state the land is unregistered with epitome documents. Why is the property not registred at HMLR?
The majority of property in New Brighton is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of New Brighton conveyancing solicitors will be familiar with such matters but if any uncertainty prevails the standard advice these days is for the current owners to register the title first and subsequently sell - this will have a domino effect to result in a prolonged transaction.