My solicitor has identified a a legal deficiency with the lease for the flat we are buying in Broughton. The seller’s lawyers have suggested title insurance as a solution. We are happy with insurance and will pay for it. Our solicitor has advised that he must ensure that the mortgage company is content with this solution. Who is the client here, us or the lender?
Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. These conveyancing instructions have to be complied with.
Are the BSA intent on creating a search tool with a view to to identify firms on the Loughborough BS conveyancing panel for example in Broughton?
We are not aware of any intention on the part of the BSA to develop such a register.
We are buying a terrace house in Broughton. We would like to an extension at the rear at the house.Will legal due diligence on the property involve checks to see if these works were previously refused?
Your conveyancer will check the deeds as conveyancing in Broughton will on occasion reveal restrictions in the title documents which prohibit categories of works or necessitated the consent of another owner. Some additions call for local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
Intending to buy a house in Broughton. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Broughton conveyancing practitioner is on the UBS conveyancing panel.
I had an offer accepted on a house in Broughton on 17/4/2026, valuation was booked 2 days later, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Clydesdale and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Clydesdale conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am purchasing my first flat in Broughton benefiting from help to buy. The builders would not budge the price so I negotiated 6k of extras instead. The sale representative advised me not to tell my lawyer about the deal as it would affect my mortgage with Aldermore. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My partner and I may need to sub-let our Broughton 1st floor flat temporarily due to a career opportunity. We instructed a Broughton conveyancing practice in 2002 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
Some leases for properties in Broughton do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I purchased a studio flat in Broughton, conveyancing having been completed November 1996. How much will my lease extension cost? Equivalent flats in Broughton with an extended lease are worth £265,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2102
With only 76 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
When it comes to my conveyancing in Broughton should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Broughton conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.