Me and my fiance are buying a 3 bedroom apartment in Droitwich Spa with a mortgage. We wish to retain our Droitwich Spa solicitor, but the lender says he's not on their "panel". We have to appoint one of the mortgage company panel firms or keep our Droitwich Spa solicitor as well as pay for one of their panel firms to act for them. We regard this is inequitable; can we not demand that the mortgage company use our Droitwich Spa lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Droitwich Spa conveyancing lawyer to apply to be on the conveyancing panel.
Can your site be used to recommend a Conveyancing solicitor in Droitwich Spa even where I’m not buying or disposing of a house, for example if I intend to buy a shop in Droitwich Spa with a mortgage from Santander?
Our search tool is mainly used to find domestic conveyancing solicitors in Droitwich Spa but we have recorded towards the end of this page a few Droitwich Spa commercial conveyancing firms. You should speak with the firm directly to check if they can also act for Santander
We are getting the release of further funds on our mortgage from Clydesdale as we wish to conduct alterations to our house in Droitwich Spa. Do we need to choose a nearby Droitwich Spa solicitor on the Clydesdale conveyancing panel to deal with the paperwork?
Clydesdale would not normally instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.
The mortgage over my property is with Aldermore for my property in Droitwich Spa. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?
You must advise Aldermore before letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel lawyer.
Aldermore have agreed my home loan in principle, my offer on a property in Droitwich Spa has been agreed to, now what?
Your estate agent will wish to be advised as to your lawyer's details (make sure the conveyancing practitioners are on the bank’s panel). Contact Aldermore or the financial adviser and finalise any outstanding documentation. Aldermore will instruct a valuer who will get in touch with the estate agent or seller to schedule a time for the valuation to happen. Once conducted (assuming no problems) it takes approximately ten days to get a mortgage offer. Aldermore will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Droitwich Spa.
I am buying a new build apartment in Droitwich Spa. 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 legal work.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Droitwich Spa
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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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. Please confirm the Lease plans are surveyor prepared.
I am looking for a flat up to £235,500 and found one near me in Droitwich Spa I like with a park and transport links in the vicinity, however it only has 49 years on the lease. I can't really find anything else in Droitwich Spa suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the shortness of the lease will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
All being well we will complete the disposal of our £250,000 garden flat in Droitwich Spa next week. The landlords agents has quoted £420 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Droitwich Spa?
Droitwich Spa conveyancing on leasehold apartments often involves the buyer’s lawyer submitting questions for the landlord to answer. Although the landlord is not legally bound to answer these enquiries the majority will be willing to assist. They may invoice a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge demanded by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration fees, otherwise the invoice is technically not due. In reality you have no choice but to pay whatever is demanded should you wish to complete the sale of your home.
I inherited a split level flat in Droitwich Spa, conveyancing formalities finalised January 2004. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Droitwich Spa with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2094
With only 69 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.