Me and my partner are buying a 2 bedroom apartment in Cowley with a mortgage. We like our Cowley conveyancer, but the lender advise she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Cowley conveyancer as well as pay for one of their panel ones to represent them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Cowley conveyancing solicitor to apply to be on the conveyancing panel.
Can I use your services to recommend a Conveyancing solicitor in Cowley even where I’m not purchasing or selling a house, for example where I intend to acquire an office in Cowley with a mortgage from National Westminster Bank?
Our comparison service is predominantly utilised to help choose domestic conveyancing solicitors in Cowley but we have recorded towards the bottom of this page some Cowley commercial conveyancing firms. You will need to make contact with the company directly to check if they are also authorised to represent National Westminster Bank
Do the Building Society Association intend to launch a online directory to list practices on the Melton Mowbray Building Society conveyancing panel for example in Cowley?
We have not been informed any plans on the part of the BSA to develop such a search facility.
I decided to have a survey carried out on a house in Cowley in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some lenders may refuse to grant a loan on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cowley. Conveyancing may be slightly more expensive based on your lender's requirements.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Cowley and how can you help?
The particular law that you refer to provides protection to commercial lessees, giving them the legal entitlement to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Cowley
Back In 2009, I bought a leasehold house in Cowley. Conveyancing and Clydesdale mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Cowley who previously acted has now retired. Any advice?
First make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Cowley conveyancing firm to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a ground floor flat in Cowley. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum due for a lease extension?
Most certainly. We are happy to put you in touch with a Cowley conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Cowley property is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The unexpired lease term was 69 years.