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FACT : Linton Conveyancing Solicitors Know more about Conveyancing in Linton

Reasons to use our Linton conveyancing solicitors

  • 1 Experience means that Linton conveyancer have established very good connections with Linton local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all parties involved in the process of handling your home move in Linton.
  • 2 Our site offers most comprehensive residential conveyancing directory service identifying mortgage company approved law firms carrying out conveyancing in Linton regulated by the SRA or CLC.
  • 3 Linton conveyancers work in partnership with Linton estate agents, house builders, surveyors, lenders and other professionals to make sure that a quality service is provided to clients every step of the way, offering all the advice and help you require
  • 4 Lawyer conveyancing firms have excellent personal links with Linton estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 5 Notwithstanding what alternative lawyers inform you it just might be necessary to visit your conveyancer to execute contracts. There are enough parties engaged in a homemove without having to include Royal Mail into the equation.

Examples of recent conveyancing in Linton since February 2022*

Recently asked questions about conveyancing in Linton

My god-son is buying a newly built flat in Linton with a home loan from RBS. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the RBS conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

What does my ID and proof of funds have anything to do with my conveyancing in Linton? Is this really warranted?

In order to comply with Money Laundering Regulations any Linton conveyancing firm will require proof of identity in all conveyancing matters. This is normally satisfied by provision of a passport and an original bank statement or utility account evidencing your correct address.

In accordance with Money Laundering Regulations, conveyancing solicitors are duty bound to investigate not simply the identity of conveyancing clients but also the source of the money that they receive in respect of any matter. An unwillingness to disclose this will result in your lawyer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.

Your property lawyers are duty bound to notify the relevant authorities should they believe that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.

I am about to put an offer on a leasehold apartment in Linton. The estate agents advise that it is the norm for flats in Linton to have less than 75 years unexpired on the lease. I am getting a loan with The Mortgage Works. Will the property be mortgageable given that the lease has 72 years remaining.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 4/5/2022 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Starting Ground Rent greater than 0.1% of the property value
- Ground Rent review period less than or equal to 5 years
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Ground Rent is linked to any indices greater than RPI
- Ground Rent is linked to the value of the building*
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- Starting Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than 5 years
- Ground Rent escalation less than or equal to RPI

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

I have recentlybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Linton for a purchase of a leasehold flat 18 months ago. How can I check that my home is registered correctly in the name of the former proprietor?

The easiest method to check if the property 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 Linton conveyancing specialists.

I am looking for a ground for flat up to £305k and found one round the corner in Linton I like with open areas and station nearby, however it's only got 51 years unexpired on the lease. There is not much else in Linton suitable, so just wondered if I would be making a grave error buying a short lease?

Should you need a mortgage that many years may be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.

How simple is it to change firm as I need to choose a firm on the HSBC Bank conveyancing panel. I instructed a local conveyancing solicitor in Linton five minutes from me but the firm is not approved by HSBC Bank

It would be our pleasure to assist you select a conveyancing solicitor in Linton on the HSBC Bank panel. Please note that the law firms that we list do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Linton. In utilising the find a conveyancing solicitor tool on this site, you can contrast fees for conveyancing solicitors in Linton and beyond.

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Residential Landlord and Tenant Conveyancing solicitors in Linton

The firms listed below are a small selection of solicitors in Linton with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Court proceedings for possession

  • Newtons Solicitors Limited, St James Business Park, 5 Grimbald Crag Court, Knaresborough, North Yorkshire, HG5 8QB

Residential in Linton is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process.

  • Obtaining instructions from the appropriate parties
  • Collating the documents evidencing the title to the property
  • Drawing up the contract and related documents
  • Supplying draft papers to the property lawyer acting for the purchaser
  • Negotiating contracts and replying to additional questions from the purchaser’s property lawyer
  • Finalising the transfer document
  • Replying to requisitions raised by the buyer’s property lawyer
  • Carrying out the key stage of exchanging contracts and then completion formalities
  • Accepting the sale proceeds and transferring funds to the seller, the estate agent and redeeming the home loan (if relevant)

Linton commercial property solicitors draw on a full range of commercial expertise offering advice on numerous aspects of commercial property law

    Buying, selling and leasing land for registered charities Lease renewals and variations Telecommunications and broadcast mast sites High street shops, agricultural or development land to hotels and office blocks. Land use planning and environmental issues Property finance for investment and development loans for mortgage companies and borrowers

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.