My wife and I are buying a 2 bedroom apartment in Barnoldswick with a mortgage. We have a Barnoldswick conveyancer, but the bank says he's not on their "panel". We have to appoint one of the bank panel firms or retain our Barnoldswick lawyer and pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?
No, not really. 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. Another option that might be available is for your Barnoldswick conveyancing lawyer to apply to be on the conveyancing panel.
Can you vouch for a Leeds Building Society allowed Barnoldswick conveyancing solicitor who can have us moved in within 28 days? Would it be better to use a local Barnoldswick conveyancer or a web based conveyancer?
We can recommend some very good Barnoldswick conveyancing firms. You can also walk up the main road in Barnoldswick. Go in to a couple of firms and request to see a conveyancing solicitor for a costs illustration. Explain your requirements together with the reasons and ask for a commitment on speed. Choose the one that genuine.
three months have gone by following my purchase conveyancing in Barnoldswick took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Barnoldswick I like with amenity areas and railway links nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Barnoldswick in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan the remaining unexpired lease term may be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
In what way does the Landlord & Tenant Act 1954 impact my commercial premises in Barnoldswick and how can you help?
The particular law that you refer to affords security of tenure to commercial tenants, giving them the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Barnoldswick is one of our many areas of the UK in which our lawyers have offices
Jane (my partner) and I may need to sub-let our Barnoldswick 1st floor flat temporarily due to a career opportunity. We instructed a Barnoldswick conveyancing practice in 2004 but they have closed and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A lease governs relations between the freeholder and you the flat owner; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Barnoldswick do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
Barnoldswick Leasehold Conveyancing - Sample of Questions you should ask before buying
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Who is in charge of the block? If a Barnoldswick lease has less than 80 years it will have adverse implications on the value of the property. Check with your bank that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will most likely need a lease extension at some point and it is worth finding out what this will be. For most Barnoldswicklease extensions you will be be obliged to have been the owner of the residence for 24 months in order to be legally able to extend the lease. Can you inform me if there are any major works in the planning that could add a premium to the maintenance costs?