Our lender has suggested a law firm on their panel based in Birch and Middleton but I would rather instruct a conveyancing lawyer in Birch and Middleton or nearer to where I live. Are you able to assist?
The minority of Birch and Middleton conveyancing practitioners are on all lender’s conveyancing panel. Please make use of our find an approved solicitor tool to locate a Birch and Middleton conveyancing firm on the on the lender panel.
Are all Birch and Middleton Conveyancing Quality Solicitors on the Clydesdale conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
When it comes to mortgage companies such as Clydesdale, do Birch and Middleton conveyancing practitioners face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I am selling my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being problematic. The Birch and Middleton solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I purchased a 4 bedroom Victorian house in Birch and Middleton. Conveyancing practitioner represented me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?
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 Birch and Middleton and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing practitioner who conducted the purchase.
About to purchase a new build flat in Birch and Middleton. Conveyancing is necessary evil 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.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Birch and Middleton
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I'm refinancing my primary home to a buy to let loan with Coventry Building Society and I will use the rest of the raised equity as a down payment on further house. The area we are looking at is Birch and Middleton. Will your lawyers be able to act for the two mortgage companies and link together the conveyances?
Make use of our comparison tool on this site to be sure that the solicitors are approved by both mortgage companies. On the basis that they are your conveyancer will be able to tie up the two conveyancing matters but you should have a chat with you conveyancer and specify your expectations and requirements.
I work for a long established estate agency in Birch and Middleton where we see a few flat sales derailed as a result of short leases. I have received conflicting advice from local Birch and Middleton conveyancing solicitors. Could you shed some light as to whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Birch and Middleton Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
This question is helpful as a) areas can result in problems in the block as the common areas may begin to deteriorate if maintenance remain unpaid b) if the tenants have an issue with the managing agents you will want to have all the details The prefered form of lease structure is if the freehold title is in the ownership of the leaseholders. In this arrangement the leaseholders have control and notwithstanding that a managing agent is frequently retained if the building is larger than a house conversion, the managing agent is directed by the tenants. Please note if it is less than eighty years it will have adverse implications on the salability of the flat. Check with your bank that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension at some point and you need to have some idea of how much this would cost. For most Birch and Middletonlease extensions you would need to own the premises for a couple of years in order to be legally able to exercise a lease extension.