I am hoping to receive a mortgage offer from Halifax. I intend to instruct a Licensed Conveyancer in Llanidloes. Does the Halifax Solicitor panel exclude Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
we are a couple who are purchasing a newbuild flat in Llanidloes with a loan from Bank of Scotland.We would like to retain our Llanidloes conveyancing lawyer but Bank of Scotland informed us his firm is not on their "panel". we are left little option but to use a Bank of Scotland panel lawyer or keep our preferred solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you contains terms and conditions, a common one being that lawyers will be on the Bank of Scotland conveyancing panel. Until recently, most lenders had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Bank of Scotland
I am planning on selling our property in Llanidloes and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Llanidloes lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Llanidloes. We have lived in Llanidloes for three years we know of no issue. Do we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing firm already. Are they able to advise? You must check with 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 health insurance to cover that same ailment)
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Llanidloes is the location of the property. What do you suggest?
Flying freeholds in Llanidloes are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Llanidloes you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Llanidloes may ascertain 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 premises.
Is it possible to switch firm as I need to appoint one who is on the Bank of Scotland conveyancing panel. I had appointed a high street conveyancing solicitor in Llanidloes round the corner but the firm is not approved by Bank of Scotland
It would be our pleasure to help you find a conveyancing solicitor in Llanidloes on the Bank of Scotland panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Llanidloes. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Llanidloes.
I've recently bought a leasehold house in Llanidloes. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a ground floor flat in Llanidloes, 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? Equivalent properties in Llanidloes with an extended lease are worth £191,000. The ground rent is £55 levied per year. The lease ends on 21st October 2078
With only 53 years unexpired we estimate the premium for your lease extension to be between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.