We wanted to use a property lawyer in Carnforth for our house purchase. Our financial adviser informed us that our mortgage company Clydesdale won't deal with them. Surely this is unduly restrictive?
A mortgage company may insist on an approved conveyancer act for it. You would be expected to meet the charges for this. Try using our tool to find a solicitor to carry conveyancing in Carnforth on the Clydesdale conveyancing panel.
Is it correct that all Carnforth CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
It is true that some lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
We previously chose solicitors locally in Carnforth on the Barclays solicitor approved list. They have just invoiced me a supplemental charge for handling the Barclays mortgage. Is this an additional conveyancing fee set by Barclays?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. The fee is not dictated by Barclays but by your Carnforth property lawyer. Numerous firms on the Barclays panel will levy ’dealing with mortgage’ fee but many practices include it on their overall fee.
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Carnforth building society branch on various occasions and was informed it wasn't an issue and they would lend. My Carnforth conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their specific requirements. I have no idea who is right.
As long as the property lawyer is on the bank panel, she or he must adhere to the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Are there restrictive covenants that are commonly identified as part of conveyancing in Carnforth?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Carnforth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the guidance of my in-laws I had a survey completed on a property in Carnforth before retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders may not give a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Carnforth. Conveyancing may be slightly more expensive based on your lender's requirements.
There are only 72 years unexpired on my flat in Carnforth. I now wish to extend my lease but my landlord is absent. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to find the freeholder. In some cases a specialist should be useful to conduct investigations and prepare an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s absence and the application to the County Court covering Carnforth.
I purchased a 2 bed flat in Carnforth, conveyancing was carried out in 2005. How much will my lease extension cost? Equivalent properties in Carnforth with a long lease are worth £202,000. The average or mid-range amount of ground rent is £55 per annum. The lease comes to an end on 21st October 2081
With only 56 years remaining on your lease we estimate the price of your lease extension to range between £29,500 and £34,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
How do I search for a Carnforth conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 10kilometers to meet the solicitor.
You can use the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Carnforth and you will see a number of lawyer located nearest Carnforth. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.