My property lawyer in Eccleshall is not on the Bank of Ireland Approved Panel. Is it possible for me to retain my family solicitor notwithstanding that they are not on the Bank of Ireland panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Eccleshall lawyers but Bank of Ireland will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing charges and cause frustration.
- Choose an alternative practitioner to to deal with the purchase, obviously checking they are on the Bank of Ireland panel
I am planning on selling our property in Eccleshall and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Eccleshall conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a factory type conveyancing practice as opposed to a conveyancing solicitor in Eccleshall. We have lived in Eccleshall for three years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Eccleshall is the location of the property. Is there any advice you can give?
Flying freeholds in Eccleshall are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Eccleshall you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Eccleshall may determine 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 simple use your search app to choose a conveyancing solicitor in Eccleshall on the approved list for my lender?
First select a bank such as Lloyds TSB Bank, Virgin Money or Bank of Ireland then specify your location e.g. Eccleshall. Conveyancing organisations in Eccleshall and beyond should be identified.
We are a fortnight into a freehold purchase having been recommend to a firm by the estate agent to handle our conveyancing in Eccleshall. We are not happy. Could you help me find new conveyancers?
They would need to be really poor to suggest replacing them. Has the mortgage been issued? If so you must advise them of the new conveyancer and have the offer are re-issued. The solicitor ideally needs to be on the mortgage company panel to avoid escalating expenses and frustration. So that should be your first question of the new lawyers. The search tool will assist you in finding a bank approved lawyer for your conveyancing in Eccleshall
I am tempted by the attractive purchase price for a two flats in Eccleshall which have in the region of forty five years remaining on the leases. Should I regard a short lease as a deal breaker?
There are plenty of short leases in Eccleshall. The lease is a legal document that entitles you to use the property for a prescribed time frame. As a lease shortens the marketability of the lease decreases and results in it becoming more costly to acquire a lease extension. This is why it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a protracted process. We recommend you get professional assistance from a solicitor and surveyor with experience in this field.
I bought a studio flat in Eccleshall, conveyancing formalities finalised 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Eccleshall with over 90 years remaining are worth £197,000. The ground rent is £55 charged once a year. The lease ceases on 21st October 2080
You have 55 years remaining on your lease the likely cost is going to span between £31,400 and £36,200 plus costs.
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. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.