My solicitor has discovered a a legal deficiency with the lease for the apartment we are purchasing in Longford. The seller’s lawyers have put forward defective title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancer has advised that he must be satisfied that the lender is content with this solution. Are we the client or is the bank?
Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. These conveyancing instructions must be adhered to.
Is it the case that all Longford solicitor firms on the Clydesdale conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Clydesdale conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
I'm in the throws of looking at houses in Longford and I am now considering a potential offer. Is it best to have my solicitor on ‘stand by’? I am planning to take a home loan with Coventry BS.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are getting a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.
My offer on a semi in Longford has been accepted, but there is a chain. The vendors have offered on a property, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have instructed a local conveyancing solicitor in Longford. What do I do now? When should I get the mortgage application with Skipton started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then valuation, Longford conveyancing search fees, etc). The first thing to do is ensure that your lawyer is on the Skipton conveyancing panel. As to the subsequent steps this very much depends on the specifics of your case, attraction to the property and on the state of the market. During a buoyant market the majority of purchasers will apply for a home loan with Skipton and arrange for the valuation and only if it was satisfactory would they ask their lawyer to press on with the conveyancing in Longford.
Various internet forums that I have frequented warn that are the number one reason for stalling in Longford house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Longford.
Over the last few months I have been searching for a flat up to £305k and identified one round the corner in Longford I like with a park and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. I can't really find anything else in Longford in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan that many years may be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
My wife and I purchased a leasehold house in Longford. Conveyancing and Virgin Money mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Longford who previously acted has now retired. What should I do?
The first thing you should do is make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to instruct a Longford conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Longford conveyancing firm to assist?
Absolutely. We are happy to put you in touch with a Longford conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Longford 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 related to 2 flats. The unexpired term as at the valuation date was 69 years.
What are my options where I am unhappy with the conveyancer who handled my conveyancing in Longford?
We live in an imperfect world, and unfortunately every so often matters do not go as planned. Nevertheless there is recourse if you were dissatisfied with your conveyancing in Longford. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their governing body. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.