We are purchasing a 2 bedroom apartment in Turvey with a mortgage. We wish to retain our Turvey solicitor, but the lender says he's not on their "panel". We have to appoint one of the bank panel firms or keep our Turvey solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Turvey conveyancing lawyer to apply to be on the conveyancing panel.
We wanted to use a conveyancing solicitor in Turvey for our house purchase. Our financial adviser informed us that our bank Bank of Ireland won't deal with them. Surely this is unduly restrictive?
A mortgage company will insist on a panel conveyancer act for it. Borrowers are liable to meet the charges for this. Do use our directory service to locate a solicitor to conduct conveyancing in Turvey on the Bank of Ireland member panel.
We are buying a end of terrace house in Turvey. Our aim is to carry out a loft conversion at the house.Will the conveyancing process involve investigations to see if these alterations were previously refused?
Your conveyancer will check the deeds as conveyancing in Turvey will sometimes reveal restrictions in the title deeds which restrict categories of alterations or necessitated the permission of another owner. Some works require local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Two weeks ago we had a mortgage agreed in principle with Clydesdale. Turvey conveyancing practitioners have been appointed. What is the average time that one could expect to receive a mortgage offer from Clydesdale?
There is no definitive answer here. Have Clydesdale completed the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We expect to receive a AIP from Aldermore this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Turvey solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint Turvey solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a house in Turvey?
Unless a previous acquisition of the property completed post 12 October 2013 you can take it that solicitors handling conveyancing in Turvey to remain recommending a chancel search and or chancel repair liability insurance.
I am buying a new build flat in Turvey. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Turvey
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have just been informed that it's a leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Turvey. Conveyancing advisers have are about to be instructed. Will they explain the issues?
The majority of houses in Turvey are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Turvey in which case you should be looking for a Turvey conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the freeholder’sconsent to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your lawyer will advise you fully on all the issues.
I acquired a leasehold flat in Turvey, conveyancing formalities finalised in 2009. 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? Comparable properties in Turvey with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease terminates on 21st October 2093
With only 69 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.