We are about to exchange contracts for a semi detached house in Blaby. We have hit a stumbling block. Our loan offer with National Westminster Bank expires on 18/7/2022 but the sellers are insisting on a completion date of 20/7/2022. Is it possible to extend the mortgage offer?
The person best placed to deal with your question is your lawyer who is in a position to assess whether he or she is corresponding with the bank, vendor’s conveyancers, property agents or possibly all three given the circumstances your conveyancing as of today.
We see that you have a search directory identifying firms on the Clydesdale conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Blaby?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Blaby.
Having spent time reviewing mumsnet.com for an online solicitor in Blaby, many advise that I must look for a CQS assured solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Blaby is one of the numerous areas in England and Wales where there are Accredited lawyers.
A friend pointed out to me me that in purchasing a property in Blaby there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of anumerous of properties in Blaby which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Blaby should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it correct that all Blaby CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing panel?
It is true that some banks and building societies now utilise CQS as the kick off point for Panel approval 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 remain on their panels.
I have decided to exercise my right to buy my property in Blaby off the council. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I've recently bought a leasehold property in Blaby. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a basement flat in Blaby, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Blaby with over 90 years remaining are worth £216,000. The ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2091
With 69 years unexpired the likely cost is going to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
I'm selling a apartment in Blaby. I can find my conveyancer's company on the Law Society's list, but I can't see my lawyer's name as listed on the regulator's website. Should I be concerned?
Not every individual in the practice must be listed by the regulator. Provided there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be conducted by unqualified staff.