Me and my partner are purchasing an apartment in Batley. My property lawyer is not on the bank solicitor panel. Is it possible for me to appoint my Batley conveyancing solicitor notwithstanding that they are not on the bank panel of approved conveyancing solicitors?
Your options include
- Complete the deal with your chosen Batley property lawyer but your mortgage company will undoubtedly instruct a conveyancer from their approved list. The net result is additional cost together with potential frustration.
- Choose a fresh property lawyer to act in the purchase, ensuring that they are on the lender conveyancing panel.
- Appeal to your solicitor to seek to join the mortgage company panel
Can I use your services to locate a Conveyancing solicitor in Batley even where I’m not buying or selling a house, for instance if I want to acquire a shop in Batley with a mortgage from Bank of Ireland?
Our comparison service is mainly there to locate residential conveyancing solicitors in Batley but we have listed at the end of this page a selection of Batley commercial conveyancing firms. You will need to enquire with the firm directly to establish if they can also act for Bank of Ireland
I decided to have a survey carried out on a house in Batley before appointing lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies tend refuse to give a loan on this type of home.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Batley. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it best to go with a Batley conveyancing solicitor in close proximity to the house I am buying? I have an old university friend who can carry out the legal work but they are based over three hundred miles away.
The primary upside of using a high street Batley conveyancing firm is that you can attend the office to sign paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and in the main were happy that must surpass using an unfamiliar Batley conveyancing lawyer just because they are round the corner.
Last May I purchased a leasehold flat in Batley. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a 2 bed flat in Batley, conveyancing was carried out 6 years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Batley with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 levied per year. The lease runs out on 21st October 2084
With 59 years unexpired the likely cost is going to be between £20,900 and £24,200 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
We have selected a Batley conveyancing solicitor for our home move (first time buyers) and have picked up in the Ts and Cs that they are not covered by the FCA. Am I right to be worried or is that the norm with property lawyer?
We can't see why they should be. Most conveyancing practitioner don't lend money. You should check that they are governed by the SRA, who dictate stringent stipulations in place on amounts sitting in their bank.