I am hoping to receive a offer of a home loan from Santander. I hope to use a Licensed Conveyancer in Broseley. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
Can I use your services to locate a Conveyancing solicitor in Broseley even where I’m not purchasing or selling a house, for instance where I want to buy a shop in Broseley with a mortgage from Leeds Building Society?
The service is predominantly utilised to find residential conveyancing solicitors in Broseley but we have set out at the end of this page some Broseley commercial conveyancing firms. You should enquire with the company directly to see if they can also act for Leeds Building Society
is it true that all Broseley solicitor practices on the Clydesdale conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be governed by the SRA. Many mortgage companies do allow licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
Can I be sure that the Broseley conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Broseley seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor conducting your conveyancing.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Broseley bank branch on numerous occasions and was told it wasn't a problem and they will lend. My Broseley conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their published requirements. I have no idea who is right.
As long as the conveyancing practitioner is on the bank panel, she or he must comply with the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
How does conveyancing in Broseley differ for new build properties?
Most buyers of new build residence in Broseley contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Broseley tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Broseley or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Broseley before instructing lawyers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some banks may not grant a loan on such a property.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Broseley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Broseley to see if the conveyancing costs will increase in light of this.
My husband and I may need to sub-let our Broseley garden flat temporarily due to a new job. We used a Broseley conveyancing practice in 2003 but they have since shut and we did not think at the time get any guidance as to whether the lease permits subletting. How do we find out?
The lease dictates relations between the freeholder and you the leaseholder; in particular, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Broseley do not contain strict prohibition on subletting – such a provision would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I purchased a 1 bedroom flat in Broseley, conveyancing having been completed in 1997. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Broseley with an extended lease are worth £179,000. The ground rent is £65 invoiced annually. The lease ends on 21st October 2081
With 57 years remaining on your lease we estimate the price of your lease extension to span between £26,600 and £30,800 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.