Me and my fiance are acquiring a ground floor flat in Cricklade. My Conveyancer is not on the bank conveyancing list. Can I still use my Cricklade conveyancing solicitor notwithstanding that they are excluded from the mortgage company approved list?
You have numerous alternatives open to you here
- Carry on with your chosen Cricklade solicitor but your bank will undoubtedly appoint a lawyer from their approved panel. The net result is additional charges and potential delay.
- Choose a fresh conveyancing practitioner to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Convince your property lawyer to do everything within their powers to get accepted on the bank’s panel of solicitors
Can the conveyancing practitioners identified through your search tool conduct auction conveyancing in Cricklade?
We know of a number of auction solicitors we can put you in touch with those who can conduct auction conveyancing. Cricklade is just one of hundreds of locations where our lawyers are based.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Cricklade. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?
Where you plan to refinance then Lloyds will require that you use a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Cricklade. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Cricklade
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I am looking at a couple of flats in Cricklade both have approximately 50 years left on the leases. Do I need to be concerned?
There is no doubt about it. A leasehold apartment in Cricklade is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the salability of the premises. The majority of purchasers and mortgage companies, leases with less than eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Cricklade conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I bought a studio flat in Cricklade, conveyancing having been completed 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Cricklade with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease runs out on 21st October 2084
With 59 years left to run we estimate the price of your lease extension to range between £20,900 and £24,200 as well as 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 renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
I recently found out that one of the partners of the conveyancing practice undertaking the purchase conveyancing in Cricklade is an uncle of the seller. Is this allowed?
Provided there is no conflict of interest this is allowable. If you are needing a home loan then the bank may have a say as many mortgage companies have specific instructions concerning this. For example for Royal Bank of Scotland -Natwest One as of 14/7/2025, the requirements read as follows :