Find a Lender-Approved Local Conveyancer in Nelson

Ready to buy a new home? Find a law firm approved by your lender.

There is a good reason why you won’t find people saying “if only I would have chosen a cheap web based firm”! Go local - instruct a conveyancing solicitor in Nelson

Logical reasons to let us help you select a high street conveyancing solicitor in Nelson

  • 1 This site is the first site that enables you the ability to ensure that your conveyancing in Nelson will be conducted by a solicitor on your lender’s authorised panel.
  • 2 Nelson lawyers work in conjunction with Nelson estate agents, developers, surveyors, lenders and other professionals to ensure that the highest level of service is provided to clients every step of the way, with the aim of reducing administrative burdens and transaction times
  • 3 On the balance of probabilities the the conveyancers for the other party are located in Nelson - if so both parties will have worked on conveyancing matters in the past
  • 4 Solicitor conveyancing firms have extremely good personal links with Nelson selling agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.
  • 5 Cut price packages from online conveyancers might be tempting. However, these companies are often located hundreds of miles away with limited understanding of the factors that affect property transactions in Nelson

Examples of recent conveyancing in Nelson since January 2024*

Recently asked questions about conveyancing in Nelson

My conveyancer has discovered a a problem with the lease for the property we are buying in Nelson. The other side have put forward defective title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancing practitioner has advised that he must be satisfied that the lender is willing to move forward with this solution. Are we the client or is the bank?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.

I own a freehold residence in Nelson but still invoiced for rent, why is this and what is this?

It’s unusual for properties in Nelson and has limited impact for conveyancing in Nelson but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.

We have agreed to purchase a house in Nelson. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?

Given that you are obtaining a mortgage with Principality your lawyer must check the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Principality. The CML Handbook contains minimum specifications for solar panel roof-space leases, and lawyers are required to report to Principality where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties countrywide and is not isolated to Nelson.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Nelson conveyancer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
  3. Bank of Ireland has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Bank of Ireland mortgage has been paid off.

I have a mortgage with Bank of Ireland for my property in Nelson. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?

Bank of Ireland must be informed of your intention in advance of renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. It should not be necessary to do this via a Bank of Ireland conveyancing panel lawyer.

I decided to have a survey completed on a property in Nelson prior to instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some lenders tend refuse to issue a mortgage on a flying freehold house.

It varies from the lender to lender. Lloyds has different instructions from Nationwide. If you e-mail us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Nelson. Conveyancing will be smoother if you use a solicitor in Nelson especially if they regularly deal with such properties in Nelson.

I need to instruct a conveyancing solicitor for freehold conveyancing in Nelson. I happened to chance upon a site which appears to be the perfect answer If there is a chance to get all formalities done via email that would be preferable. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I work for a long established estate agency in Nelson where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have received contradictory information from local Nelson conveyancing solicitors. Could you confirm whether the owner of a flat can start 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 commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible 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 own a ground floor flat in Nelson, conveyancing formalities finalised August 2004. How much will my lease extension cost? Comparable flats in Nelson with an extended lease are worth £202,000. The ground rent is £60 levied per year. The lease ceases on 21st October 2080

You have 56 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

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Residential Landlord and Tenant Conveyancing solicitors in Nelson

The list below is a small selection of solicitors in Nelson with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Service charge disputes

  • Roberts & Smith, 20-22 Carr Road, Nelson, Lancashire, BB9 7LB
  • Clifford Smith & Buchanan Limited, 79-81 Scotland Road, Nelson, Lancashire, BB9 7UY
  • Farnworth Shaw, 65 Albert Road, Colne, Lancashire, BB8 0BZ
  • Nga Solicitors, 32 Albert Road, Colne, Lancashire, BB8 0AB
  • Southerns, Mackenzie House, 66/68 Bank Parade, Burnley, Lancashire, BB11 1UB

Domestic Licensed Conveyancers in Nelson regulated by the Council of Licensed Conveyancers

Please note that the listed conveyancers do not limit their work for conveyancing in Nelson but also conveyancing throughout England and Wales.
  • Cartin Lincoln Haynes, Springfield House, BB12 6LY

Planning law solicitors in Nelson regulated by the Solicitors Regulation Authority

The solicitors listed below are a non-comprehensive list of solicitors in Nelson with expertise in planning law. The solicitors can give expert legal advice on all aspects of planning, including development on contaminated land
  • Steele & Son With Bagot Heyes, Station Chambers, 16 Fernlea Avenue, Barnoldswick, Lancashire, BB18 5DP

*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.