It has come to my attention via my mortgage adviser that my Clitheroe property lawyer is not on the mortgage company Conveyancing panel. How can I be sure that this is correct?
The sensible course of action for you to take is to call your Clitheroe lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they may recommend you to a Clitheroe conveyancing practice that is on the approved list of lawyers for your mortgage company.
My husband and I decided to purchase a 2 bedroom apartment in Clitheroe with a homeloan from Britannia.We use our Clitheroe conveyancing practitioner but Britannia informed us she’s not on their "panel". we are left little option but to use a Britannia panel firm or retain our high street solicitor and pay for a Britannia panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage issued to you contains various provisions, one of which will be that lawyers needs to be on the Britannia approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Britannia
My bid for a property was accepted at auction in Clitheroe. Conveyancing is required. What is next?
Having legally committed yourself to purchase you now have to hire the services of a conveyancing lawyer soon as you now have a pending a fixed date to complete the deal. All auction property will ordinarily have a corresponding legal set of papers. This should include evidence of title and search results. Where you are dealing with leasehold property the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
We previously instructed conveyancers based in Clitheroe on the Lloyds solicitor panel. They are now charging me a supplemental fee for handling the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. The charge is not set by Lloyds but by your Clitheroe conveyancing practitioner. Some firms on the Lloyds panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
Can I be sure that the Clitheroe conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Clitheroe getting 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 advise that you speak with the solicitor handling your transaction.
I used Action Conveyancing several years past for my conveyancing in Clitheroe. I now require my papers but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Clitheroe of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Clitheroe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Clitheroe
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I am tempted by the attractive purchase price for a couple of apartments in Clitheroe which have about forty five years unexpired on the lease term. Do I need to be concerned?
There is no doubt about it. A leasehold apartment in Clitheroe is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the value of the premises. For most buyers and mortgage companies, leases with under eighty years become less and less attractive. On a more upbeat 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 property 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 Clitheroe 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 any new 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 purchased a garden flat in Clitheroe, conveyancing having been completed in 1995. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Clitheroe with a long lease are worth £216,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2090
With just 69 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.