We are purchasing a 2 bedroom flat in Elland with a mortgage. We wish to retain our Elland lawyer, however the bank advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Elland property lawyer and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you 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 Elland conveyancing lawyer to apply to be on the conveyancing panel.
We note that you have a post code search directory listing solicitors on the Kent Reliance conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Elland?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Elland.
My Solicitor in Elland is not listed on the Leeds Building Society Solicitor Panel. Can I still retain my family solicitor even though they are excluded from the Leeds Building Society panel?
The limited options available to you here include:
- Complete the purchase with your preferred Elland lawyers but Leeds Building Society will need to retain a solicitor on their list of acceptable firms. This will result in additional overall conveyancing fees and cause delays.
- Choose a new practitioner to act in the conveyancing, not forgetting to check they are Leeds Building Society approved.
- Try to convince your Leeds Building Society based solicitor to attempt to join the Leeds Building Society panel
There are a variety of conveyancing solicitors in Elland but how do I know who's good?
It would be unwise to be tempted by the cheapest Elland conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am helping my step-mother sell her property in Elland. Does the solicitor commission an energy performance certificate or do I organise this?
Following the abolition of HIPs, energy assessments was kept a compulsory component of selling a property. An energy performance certificate should be commissioned prior to the property being marketed. It is not something that law firms ordinarily organise. If you are instructing a Elland conveyancing practitioner they might be able to arrange EPC’s due to their contacts with reputable local accredited person
I am currently in the process of buying my council flat in Elland. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Elland and how can you help?
The 1954 Act provides a safeguard to business tenants, granting the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Elland
There are only 62 years remaining on my lease in Elland. I now want to get lease extension but my freeholder is absent. What options are available to me?
If you qualify, 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 enable the lease to be extended by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to find the freeholder. For most situations a specialist may be helpful to conduct investigations and to produce a report to be used as proof that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Elland.
I own a studio flat in Elland, conveyancing having been completed January 2002. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Elland with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 yearly. The lease runs out on 21st October 2080
With only 54 years remaining on your lease we estimate the premium for your lease extension to be between £32,300 and £37,400 plus professional fees.
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 without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.