My fiance and I are hoping to buy a purpose built flat in Lynton with a mortgage from Platform Home Loans Ltd.We have a Lynton conveyancing lawyer but Platform Home Loans Ltd advised that his firm is not listed on their "panel". We have to appoint a Platform Home Loans Ltd panel solicitor or retain our local solicitor and fork out for a Platform Home Loans Ltd panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The home loan offered to you contains terms and conditions, a common one being that solicitors will be on the Platform Home Loans Ltd approved list. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Platform Home Loans Ltd
My wife and I are selling our house in Lynton and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing firm as opposed to a conveyancing solicitor in Lynton. We have lived in Lynton for many years we know that this is a non issue. Do we contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should 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)
I used Stirling Law several years past for my conveyancing in Lynton. I now require my papers however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lynton of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Lynton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Lynton
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared.
Is it possible to change conveyancer as I have to select a firm on the Barnsley Building Society conveyancing list. I instructed a high street conveyancing solicitor in Lynton five minutes from me but he is not approved by Barnsley Building Society
It would be our pleasure to assist you find a conveyancing solicitor in Lynton on the Barnsley Building Society panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Lynton. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Lynton.
I am employed by a reputable estate agency in Lynton where we have witnessed a few flat sales derailed due to leases having less than 80 years remaining. I have received contradictory information from local Lynton conveyancing firms. Please can you confirm whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I bought a leasehold flat in Lynton, conveyancing having been completed 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Lynton with over 90 years remaining are worth £260,000. The ground rent is £50 yearly. The lease terminates on 21st October 2100
With only 75 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.