My fiance and I are intent on buying a leasehold flat in South Cave. My Conveyancer is not on the bank conveyancing list. Is it possible for me to use my South Cave conveyancing solicitor even though they are not on the lender approved list?
One will need to instruct a property lawyer to complete the legal work required when you need a mortgage to purchase your property. They will conduct all the appropriate due diligence on the property, make sure that you will be registered as proprietor and ensure that all the required mortgage documentation is dealt with. One could appoint a South Cave solicitor of your choice. However, where the solicitor appointed is not a member of the lender solicitor panel further costs will be incurred as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so provided your lawyer has not historically applied for membership they can do so.
Can you explain why leasehold purchase conveyancing in South Cave is more expensive?
The conveyancing fees on a leasehold premises in South Cave is frequently higher than on a freehold acquisition or disposal. This is due to the supplemental work required in corresponding with the freeholder and managing agents to collate the information about whether the rent and maintenance fee have been paid and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the block.
Me and my partner are purchasing a apartment in South Cave. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to send funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We previously instructed conveyancers with offices in South Cave on the Aldermore solicitor panel. They have just billed me an additional charge for the legal aspects of the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. This fee is not dictated by Aldermore but by your South Cave property lawyer. Some firms on the Aldermore panel will charge ’dealing with mortgage’ fee and others do not.
I had an offer accepted on a property in South Cave on 11/6/2025, valuation was booked 3 days later, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Barclays and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Barclays conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in South Cave I like with a park and transport links in the vicinity, however it only has 49 years unexpired on the lease. There is not much else in South Cave in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan that many years may be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
Am I right to be concerned about estate agents that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a local South Cave conveyancing company?
As with many professional services, often input from connections can be extremely useful or valuable. Yet there are lots of people with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and lenders might all put forward solicitors to use. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the endorsement. You have the discretion to choose your preferred conveyancer. You need to be aware that most mortgage providers specify a panel list of law firms you must use for the lender related work in your transaction.
I am hoping to exchange soon on a studio apartment in South Cave. Conveyancing solicitors inform me that they report fully on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in South Cave should include some of the following:
-
Your lawyers should enable you to have an understanding of the building insurance provisions You must be informed what is to be regarded as a Nuisance in the lease Where does the liability rest for maintaining the window frames if lease provides for a reserve fund for major repairs? Who has the liability to repair and maintain the block. It is important for you to know who is liable for the repair and maintenance of every part of the building
I bought a 1 bedroom flat in South Cave, conveyancing formalities finalised 10 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? Similar flats in South Cave with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease terminates on 21st October 2085
With 60 years remaining on your lease the likely cost is going to range between £20,000 and £23,000 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.