We wanted to use a property lawyer in Bardsley for our house purchase. Our financial adviser informed us that our bank Nottingham Building Society won't deal with them. Why is this not regarded as unfair competition?
A mortgage company may direct that an approved conveyancer act for it. You would be liable to meet the cost of this. Please make use of our directory service to choose a solicitor to carry conveyancing in Bardsley on the Nottingham Building Society conveyancing panel.
A friend advised me that in purchasing a property in Bardsley there may be a number of restrictions prohibiting external changes to a property. Is this right?
There are a number of properties in Bardsley which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Bardsley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously appointed conveyancers located in Bardsley on the Nottingham solicitor approved list. They are now charging me a further fee for the legal aspects of the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. The fee is not dictated by Nottingham but by your Bardsley conveyancing practitioner. Numerous firms on the Nottingham panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
I am buying a property in Bardsley. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that you are obtaining a mortgage with HSBC your lawyer must comply with the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to HSBC where a lease does not meet these conditions. The conditions relate to the installation of panels on properties nationwide and is not limited to Bardsley.
I require expedited conveyancing in Bardsley as I have an ultimatum to sign on the dotted line in less than 4 weeks. Thankfully I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?
As you are not obtaining a home loan you have the choice not to have searches carried out although no law firm would recommend that you don't. Drawing on our experience of conveyancing in Bardsley the following are examples of issues that can be revealed and therefore affect market value: Enforcement Notices, Outstanding Charges, Overdue Grants, Unadopted Roads,...
I used Action Conveyancing several years past for my conveyancing in Bardsley. Now, I need the files but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Bardsley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How easy is it to use your search tool to locate a conveyancing solicitor in Bardsley on the authorised to act for my bank?
Step one is to pick a bank such as Birmingham Midshires, Bank of Scotland or Aldermore then type in your location for example Bardsley. Conveyancing organisations in Bardsley and beyond should be shown.
Back In 2003, I bought a leasehold house in Bardsley. Conveyancing and TSB mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing solicitor in Bardsley who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Bardsley conveyancing practitioner to do this as it can be done on-line for £3. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a leasehold flat in Bardsley, conveyancing having been completed 8 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Bardsley with over 90 years remaining are worth £202,000. The ground rent is £60 invoiced annually. The lease terminates on 21st October 2082
With only 57 years remaining on your lease we estimate the price of your lease extension to be between £28,500 and £33,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you 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.