It has come to my attention via my mortgage adviser that my Chellaston the law firm I have appointed is not on the lender Conveyancing panel. How can I be sure that this is correct?
The sensible course of action for you to take is to call your Chellaston lawyer directly. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they may be able to suggest a Chellaston conveyancing practice that is on the approved list of lawyers for your bank.
is it true that all Chellaston solicitor firms on the Aldermore conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Aldermore conveyancing panel they would need to be regulated by the SRA. The majority of banks do permit licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.
How can we know in advance if a Chellaston conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Chellaston seeking recommendations is a good starting point. 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 transaction.
My husband and I are at the point of looking at apartments in Chellaston and I am now considering a potential offer. Is it advisable to have my solicitor on ‘stand by’? I intend to finance via a mortgage with Santander.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are obtaining a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
What can a local search inform me concerning the property we're buying in Chellaston?
Chellaston conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for instance Searches UK The local search plays a central part in many a Chellaston conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Chellaston I like with open areas and transport links in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in Chellaston suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage that many years may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
I am tempted by the attractive purchase price for a couple of apartments in Chellaston both have about fifty years unexpired on the leases. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold apartment in Chellaston is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. For most buyers and mortgage companies, leases with under eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Chellaston conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I bought a 2 bed flat in Chellaston, conveyancing formalities finalised in 2000. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Chellaston with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2088
With 66 years unexpired we estimate the price of your lease extension to span between £11,400 and £13,200 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 in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
My 20yr old son is just in the process of moving home, he had his mortgage in principle. After the seller agreed the offer on the flat we called the lender to progress the mortgage application. We were shocked to hear that mortgage lenders do not accept all lawyer, they need to be on their approved list, is this right?
Banks normally imposes restrictions either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Chellaston conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.