I am hoping to receive a mortgage offer from Lloyds. I would like to employ the services of a Licensed Conveyancer in Bacup. Does the Lloyds Solicitor panel allow for Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Are the Bacup conveyancing solicitors identified as being on the Santander conveyancing panel, together with their details provided by Santander?
Bacup conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
My lawyer in Bacup is not listed on the National Westminster Bank Conveyancing Panel. Is it possible for me to use my prefered solicitor even though they are not on the National Westminster Bank panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your existing Bacup lawyers but National Westminster Bank will need to use a solicitor on their panel. This will result in additional overall conveyancing charges and result in delays.
- Get an alternative practitioner to to deal with the purchase, obviously checking they are Persuade your conveyancer to do everything within their powers to join the National Westminster Bank conveyancing panel
A friend advised me that where I am purchasing in Bacup I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Bacup conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Bacup around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bacup Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Bacup Education with maps and statistics, Local Amenities and other useful information about Bacup.
I am buying a new build apartment in Bacup. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bacup
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared.
I have recently realised that I have Seventy years left on my lease in Bacup. I need to extend my lease but my landlord is can not be found. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to locate the freeholder. In some cases an enquiry agent may be helpful to carry out a search and to produce an expert document to be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Bacup.
I own a 2 bed flat in Bacup, conveyancing was carried out 5 years ago. How much will my lease extension cost? Similar flats in Bacup with an extended lease are worth £206,000. The ground rent is £45 invoiced annually. The lease expires on 21st October 2088
With only 66 years unexpired the likely cost is going to be between £12,400 and £14,200 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide 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 additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.