We are purchasing a 3 bedroom apartment in Strood with a mortgage. We like our Strood lawyer, but the bank advise she’s not on their "panel". We have to appoint one of the bank panel firms or continue with our Strood conveyancer as well as pay for one of their panel lawyers to represent them. This seems very unfair; can we not demand that the mortgage company use our Strood property lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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. A further alternative is for your Strood conveyancing lawyer to apply to be on the conveyancing panel.
I am need of leasehold conveyancing for a flat in a relatively new development (seven years old) in Strood. The vast majority the appartments are already occupied. Is it strictly necessary to order local searches for my conveyancing in Strood?
If you getting a loan, your bank will need some (many) of the searches so you'll have no choice. If not, then Strood conveyancing searches are optional. Your solicitor, will 'advise', perhaps strongly, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Strood.
Can I use your services to find a Conveyancing solicitor in Strood even where I’m not buying or selling a house, for example if I want to buy a shop in Strood with a loan from Birmingham Midshires?
The service is primarily utilised to help choose residential conveyancing solicitors in Strood but we have set out towards the end of this page a selection of Strood commercial conveyancing firms. You will need to make contact with the solicitors directly to establish if they can also act for Birmingham Midshires
About to place an offer on a leasehold flat in Strood. The selling agents say that it is usual for flats in Strood to have less than 75 years unexpired on the lease. I am getting a loan with Bank of Ireland. Will the property be mortgageable given that the lease has 72 years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 22/4/2024 the requirements read as follows :
We are purchasing a end of terrace house in Strood. We would like to convert the garage to a playroom at the property.Will the conveyancing process involve enquiries to see if these works are prohibited?
Your conveyancer should check the deeds as conveyancing in Strood will occasionally reveal restrictions in the title documents which restrict categories of works or necessitated the consent of another owner. Many works require local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
We previously instructed conveyancing lawyers located in Strood on the Virgin Money solicitor panel. They have just invoiced me a further sum for dealing with the Virgin Money mortgage. Is this a supplemental conveyancing fee specified by Virgin Money?
Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. This charge is not dictated by Virgin Money but by your Strood solicitor. Plenty of firms on the Virgin Money panel will levy ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
I am due to exchange contracts on my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being difficult. The Strood solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I would like to rent out my leasehold apartment in Strood. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Even though your last Strood conveyancing lawyer is no longer around you can review your lease to see if you are permitted to let out the apartment. The accepted inference is that if the lease is non-specific, subletting is allowed. There may be a precondition that you are obliged to obtain permission from your landlord or other appropriate person in advance of subletting. This means you not allowed to sublet without prior consent. Such consent should not be unreasonably withheld. If your lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.
I am the registered owner of a 1 bedroom flat in Strood, conveyancing having been completed in 2008. How much will my lease extension cost? Comparable properties in Strood with an extended lease are worth £260,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2099
With just 75 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.