My wife and I are due to complete on the purchase of a property in Leicestershire but as a result of damage from the recent storms I have managed to agree compensation from the vendor of £3k taking the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract but Santander will not permit this. Should they have been notified?
Your lawyer that is on the Santander conveyancing panel is duty bound to disclose to Santander of any amendments to the sale price. If you were to refuse your property lawyer to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancing practitioner for your conveyancing in Leicestershire.
When it comes to mortgage companies such as Clydesdale, do Leicestershire conveyancing practitioners incur a yearly amount to be on the conveyancing panel?
We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
We are getting the release of further funds on our home loan from Barclays as we want to carry out a loft conversion to our property in Leicestershire. Do we need to appoint a bricks and mortar Leicestershire solicitor on the Barclays conveyancing panel to deal with the legals?
Barclays would not normally instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
Two weeks ago we had a mortgage agreed in principle with Lloyds. Leicestershire conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from Lloyds?
Some lenders take longer than others. Have Lloyds conducted the survey? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My partner and I are downsizing from our home in Leicestershire and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Leicestershire lawyer would know this is not the case. For the life of me I don't know why the buyers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Leicestershire. Having lived in Leicestershire for 4 years we know of no issue. Should we get in touch with our local Authority to seek confirmation need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must 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 illness)
I have todaybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Leicestershire for a purchase of a leasehold flat 9 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Leicestershire conveyancing specialists.
What makes your site different to alternative online quote calculators for conveyancing in Leicestershire?
At this site secure an accurate costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Leicestershire. Unlike many estate agents and many comparison sites we do not have commission arrangements with solicitors. A large number of agents and online brokers 'recommend' solicitors paying the most kickback, as opposed to the best value conveyancing in Leicestershire
There are only Seventy years left on my lease in Leicestershire. I am keen to extend my lease but my landlord is can not be found. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to locate the landlord. On the whole an enquiry agent would be useful to try and locate and prepare a report which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to investigating the landlord’s absence and the application to the County Court overseeing Leicestershire.
I invested in buying a split level flat in Leicestershire, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Leicestershire with over 90 years remaining are worth £265,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2097
With only 76 years left to run the likely cost is going to range between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.