My wife and I are planning to purchase a property in Barnsley and are in fact using a Barnsley conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Norwich and Peterborough Building Society have this morning contacted us to inform me that they have now hit a problem as our Barnsley lawyer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also act for the mortgage company. 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 Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Barnsley lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
We are looking to buy a flat and need a conveyancing solicitor in Barnsley who is on the Co-operative conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Barnsley.
My bid for a property was accepted at auction in Barnsley. Conveyancing is necessary. What are my next steps?
Given that you are now exchanged you must appoint a conveyancing practitioner soon as you now have a pending deadline in which to complete the purchase. An auction property should have a corresponding legal set of papers. This will include evidence of title and search results. If you have purchased leasehold property the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You need to pass this on to the solicitor working for you ASAP. Do make sure that you have funds organised to complete the transaction on the set completion date.
I am expecting a OIP from TSB this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Barnsley solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Barnsley solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
At last I have had an offer on an apartment in Barnsley accepted, but there is a chain. The owners have offered on a property, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have selected a high street conveyancing solicitor in Barnsley. What should be my next step? At what stage should I apply for the mortgage with Nottingham?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then survey, Barnsley conveyancing search charges, etc). First, you should check that your lawyer is on the Nottingham approved list. Regarding the next stages this very much depends on the circumstances of your case, motivation for this property and on the state of the market. In a buoyant market many home buyers would apply for the mortgage with Nottingham and arrange for the valuation and only if it comes back ok would they ask their property lawyer to proceed with searches.
I am buying a new build flat in Barnsley. Conveyancing is a frightening process 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 legal work.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Barnsley
-
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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I have been on the look out for a flat up to £305k and found one near me in Barnsley I like with amenity areas and station nearby, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Barnsley in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage the shortness of the lease will likely be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
I am in need of some leasehold conveyancing in Barnsley. Before diving in I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and almost all are in Barnsley - then the leasehold title will always include the basic details 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 purchased a leasehold flat in Barnsley, conveyancing was carried out in 2003. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Barnsley with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease finishes on 21st October 2084
With only 59 years left to run we estimate the premium for your lease extension to range between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.