My financial adviser has asked me for my Burnley solicitor’s panel reference for the Santander conveyancing panel. Can you suggest how I discover this. I have called my local Burnley office but they have not got back to me yet.
You are best placed to get this information from your Burnley conveyancer . They maintain a central record lender panel numbers.
As someone clueless as to the Burnley conveyancing process what is your top tip you can impart for the home moving process in Burnley
Not many law firms or advisers will tell you this but conveyancing in Burnley and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists lots of room for friction between you and others involved in the ownership transfer. For instance, the vendor, property agent and on occasion your mortgage company. Appointing a solicitor for your conveyancing in Burnley should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the transaction whose interest is to protect your best interests and to keep you safe.
There is a distinct ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your conveyancer ahead of the other players in the home moving process.
My property lawyer in Burnley has never been on on the Alliance & Leicester Conveyancing Panel. Can I still use my family solicitor notwithstanding that they are excluded from the Alliance & Leicester list of approved lawyers?
Your options are as follows:
- Carry on with your existing Burnley lawyers but Alliance & Leicester will need to instruct a conveyancer on their panel. This will inevitably rack up the total conveyancing charges and cause frustration.
- Choose a new solicitor to act in the conveyancing, obviously checking they are Alliance & Leicester approved.
- Persuade your Alliance & Leicester solicitor to try to join the Alliance & Leicester panel
three months have elapsed since my purchase conveyancing in Burnley concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. 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 premises 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 employed by a reputable estate agent office in Burnley where we see a number of leasehold sales derailed due to leases having less than 80 years remaining. I have received conflicting advice from local Burnley conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can initiate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I purchased a 1 bedroom flat in Burnley, conveyancing was carried out November 1996. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Burnley with an extended lease are worth £190,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2087
With just 62 years left to run we estimate the premium for your lease extension to span between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.
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 in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
Our conveyancing in Burnley completes this Friday, but the person I am purchasing from has asked to move out 24 hours later at noon. Do I accept such a idea?
Where you need a bank loan then your lawyer will demand that you have vacant possession on Friday - the lender will demand it.