We are buying a flat and require a conveyancing solicitor in Brough who is on the Leeds Building Society conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Brough.
Can I be sure that the Brough conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Brough seeking recommendations is a sensible 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 which is cheap as chips. We would always recommend that you speak with the solicitor conducting your conveyancing.
My wife and I have arranged a further advance on our mortgage from UBS as we wish to conduct alterations to our property in Brough. Do we need to select a local Brough solicitor on the UBS conveyancing panel to deal with the paperwork?
UBS don't usually appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS list.
We have agreed to purchase a house in Brough. One unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Coventry BS your lawyer must check the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to Coventry BS where a lease does not meet these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Brough.
I'm purchasing my first flat in Brough benefiting from help to buy. The developers would not move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not inform my conveyancer about this deal as it would put at risk my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Brough is the location of the property. Can you offer any opinion?
Flying freeholds in Brough are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brough you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brough may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
We are a couple of weeks into a freehold purchase having been referred to solicitors by the selling agent to carry out the conveyancing in Brough. I am not happy. Can you you assist me in finding new conveyancers?
A lawyer would have to be very poor in order to consider changing them. Has your mortgage been issued? If so you need to make them aware of the new contact details and ensure the offer are re-sent. Your solicitor ideally needs to be on the mortgage company approved list to avoid escalating fees and frustration. That should be your first question of the new lawyers. The search tool will help you find a lender approved conveyancer for your conveyancing in Brough
I am employed by a long established estate agency in Brough where we see a few flat sales derailed as a result of short leases. I have received inconsistent advice from local Brough conveyancing firms. Can you confirm whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as 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. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 buyer.
I bought a basement flat in Brough, conveyancing having been completed 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Brough with a long lease are worth £202,000. The average or mid-range amount of ground rent is £55 yearly. The lease ends on 21st October 2081
You have 56 years remaining on your lease we estimate the premium for your lease extension to span between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.