Can I use your services to find a Conveyancing solicitor in Clare even if I’m not purchasing or disposing of a house, for instance if I wish to acquire a shop in Clare with a loan from Alliance & Leicester ?
Our search tool is mainly used to get a quote from domestic conveyancing solicitors in Clare but we have listed at the end of this page a few Clare commercial conveyancing firms. You should make contact with the company directly to check if they are also authorised to represent Alliance & Leicester
We're in Clare, FTBs purchasing with a mortgage (lender is Bank of Ireland , and our solicitor is on the Bank of Ireland conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Bank of Ireland conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I just bought a flat at auction in Clare. Conveyancing is required. What are my next steps?
Given that you are now legally bound yourself to purchase you must appoint a conveyancing practitioner soon as you are faced with a fast approaching a fixed date to complete the property. An auction property will have a bespoke auction set of papers. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You must give this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in order to complete on the on the contractual date .
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Clare building society branch on numerous occasions and was told they are content with the situation and they will lend. My Clare conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
As long as the property lawyer is on the bank approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
About to purchase flat in Clare. 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 TSB 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 Clare conveyancer is on the TSB conveyancing panel.
I'm purchasing a new build house in Clare with a loan from Coventry Building Society. The sellers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not disclose to my conveyancer about this extras as it may put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. Clare is the location of the property. Can you offer any opinion?
Flying freeholds in Clare are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clare you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clare may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am employed by a long established estate agency in Clare where we have experienced a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received conflicting advice from local Clare conveyancing solicitors. Could you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 bought a split level flat in Clare, conveyancing was carried out 3 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Clare with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease expires on 21st October 2101
With just 76 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 plus legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.