I hired a local solicitor for our conveyancing in Clare recently. Going through the Ts and Cs it is apparent thatI am on the hook for costs even if the sale aborts. Should I go with them or use an internet solicitor practice advertising no-sale-no-fee conveyancing in Clare?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be uplifted to offset those conveyances that fail to complete. Dont forget that such deals rarely cover disbursements such your Clare conveyancing search fees.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Clare?
There are two types of lawyers who can do conveyancing in Clare namely CLC regulated conveyancers or solicitors. The two can provide the legal services that you need to complete the sale or acquisition of property. They are both required to handle Clare conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that the requirements and steps will be correctly followed.
I am buying a property in Clare. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
Given that you are obtaining a mortgage with Santander your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Santander where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties nationwide and is not restricted to Clare.
Principality have agreed my home loan in principle, my offer on a apartment in Clare has been accepted, now what?
The property agent will want to be informed of your conveyancer's details (be sure the conveyancers are on the lender’s approved list). Call up Principality or your financial adviser and finalise any outstanding documentation. Principality will appoint a valuer who will get in touch with the selling agent or vendor to book a slot for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Principality will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Clare.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one near me in Clare I like with a park and transport links nearby, however it only has 52 remaining years left on the lease. There is not much else in Clare in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a mortgage the shortness of the lease may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
I have been pointed in your direction by three or four local estate agents in Clare to get a quote from a conveyancer using your seach tool. What’s the financial upside for Estate Agents to offer your site over a competitor’s?
We don’t give any referral fee for pointing buyers and sellers in our direction. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
Due to exchange soon on a studio apartment in Clare. Conveyancing solicitors have said that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Clare should include some of the following:
-
How long the lease is. You should be advised as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years Setting out your legal entitlements in relation to common areas in the block.For example, does the lease contain a right of way over an accessway or hallways? The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Are you allowed to have a pet in the flat?
Leasehold Conveyancing in Clare - A selection of Questions you should ask before buying
-
It would be sensible to investigate if there is anything that is prohibited in the lease. For instance it is very common in Clare leases that pets are not permitted in in a block in Clare. If you love the flatin Clare yet your dog is not allowed to move with you then you will be presented with a hard compromise. The best form of lease arrangement is where the freehold title is owned by the leaseholders. In this arrangement the leaseholders have control and even though a managing agent is often employed where the building is bigger than a house conversion, the managing agent retained by the leaseholders.
Me and my wife have recently had an offer agreed on a house and had an appointment on Friday with Nationwide for the mortgage. They warned me that when it comes to appointing a conveyancing practitioner that if they are not on their approved panel of conveyancers then we will be subject to an an additional fee of about two hundred pounds. This is because they will then have to instruct a conveyancer to act for them as well as the one we choose to act on our behalf and we assume responsibility for their fees. I have asked Nationwide to provide me with a list so I can obtain quotes only from their approved lawyers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You can enquire of Nationwide what their panel criteria is for a solicitor.Then ask the conveyancer of your choice whether they meet the criteria and have they acted on loans for Nationwide in the past. Where the answer to those is yes, then just double check with Nationwide. Alternatively please make use of our search tool and we may be able to locate a conveyancer in Clare on the approved list for Nationwide.