We are soon to complete buying a house in Clayton-le-Moors but as a result of wreckage from some water damage at the property I have was able negotiate compensation from the current proprietors of six thousand pounds in the form of a adjustment in the price. I had intended this to be dealt with as part of a side agreement but Leeds Building Society will not agree to this. Should they have been involved?
Your lawyer being on a Leeds Building Society conveyancing panel is duty bound to advise Leeds Building Society of any amendments to the sale price. If you prohibit your property lawyer to report the price change to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new solicitor for your conveyancing in Clayton-le-Moors.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Clayton-le-Moors?
Two types of professional can execute conveyancing in Clayton-le-Moors namely licenced conveyancers or solicitors. The two can provide conveyancing services that you need to complete the disposal or purchase of property. They are both obliged to perform Clayton-le-Moors conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be properly conducted and that the necessary procedures will be accurately attended to.
We expect to receive a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Clayton-le-Moors solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Clayton-le-Moors solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I am selling my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being problematic. The Clayton-le-Moors solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Clayton-le-Moors is where the house is located. Is there any guidance you can impart?
Flying freeholds in Clayton-le-Moors are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clayton-le-Moors you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clayton-le-Moors may ascertain 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 property.
Is it possible to switch solicitor as I have to find a firm on the Norwich and Peterborough Building Society conveyancing list. I was using a family conveyancing solicitor in Clayton-le-Moors round the corner but the firm is not approved by Norwich and Peterborough Building Society
We will our best to assist in finding you a conveyancing solicitor in Clayton-le-Moors on the Norwich and Peterborough Building Society panel. Please note that the conveyancers that we work with do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Clayton-le-Moors. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Clayton-le-Moors.
Am I best advised to instruct a Clayton-le-Moors conveyancing practitioner in close proximity to the house I am buying? I have an old university friend who can execute the conveyancing but they are based 300kilometers away.
The benefit of a high street Clayton-le-Moors conveyancing firm is that you can attend the office to execute paperwork, hand in your ID and pester them where appropriate. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and they were content that must outweigh using an unknown Clayton-le-Moors conveyancing solicitor solely due to them being Clayton-le-Moors based.
I am attracted to a two flats in Clayton-le-Moors both have about 50 years unexpired on the leases. Should I regard a short lease as a deal breaker?
A lease is a right to use the premises for a period of time. As a lease shortens the value of the lease deteriorates and results in it becoming more costly to acquire a lease extension. This is why it is generally wise to increase the term of the lease. It is often difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a protracted process. We advise that you seek professional assistance from a solicitor and surveyor with experience in this area.
I am the registered owner of a 1 bedroom flat in Clayton-le-Moors, conveyancing was carried out in 1997. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Clayton-le-Moors with a long lease are worth £202,000. The ground rent is £60 levied per year. The lease expires on 21st October 2081
With 57 years remaining on your lease we estimate the price of your lease extension to span between £28,500 and £33,000 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.