My fiance and I wish to acquire a newly converted flat in Frizington with a loan from Halifax.We use our Frizington conveyancing solicitor but Halifax advised that her practice is not listed on their approved list of member firms. we are left little option but to use a Halifax panel firm or keep our high street solicitor and fork out for a Halifax panel lawyer to represent them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you is subject to its terms and conditions, a common one being that lawyers needs to be on the Halifax approved list. Until recently, most banks 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Halifax
I used Stirling Law a few years past for my conveyancing in Frizington. Now, I need my documents but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Frizington of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
About to purchase a new build apartment in Frizington. Conveyancing is necessary evil 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 are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Frizington
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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.
How does the Landlord & Tenant Act 1954 impact my business property in Frizington and how can your lawyers assist?
The 1954 Act affords security of tenure to business lessees, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Frizington
Can you provide any top tips for leasehold conveyancing in Frizington from the point of view of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Frizington can be avoided where you instruct lawyers the minute your agents start marketing the property and ask them to put together the leasehold information which will be required by the buyers’ representatives. If there is a history of any disputes with your landlord or managing agents it is essential that these are settled before the property is marketed. The buyers and their solicitors will be warry about purchasing a property where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as historic rather than unsettled. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Frizington leases often stipulate that internal structural alterations or installing wooden flooring require a licence issued by the Landlord approving such works. Where you dont have the approvals in place do not communicate with the landlord without contacting your lawyer in advance. If you have the benefit of shareholding in the Management Company, you should make sure that you hold the original share document. Obtaining a duplicate share certificate can be a lengthy process and delays many a Frizington conveyancing deal. Where a new share certificate is necessary, do contact the company director and secretary or managing agents (where applicable) for this at the earliest opportunity. You believe that you know the number of years left on your lease but it would be wise to verify this via your solicitors. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is less than 80 years. It is therefore important at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale.
I am the registered owner of a studio flat in Frizington, conveyancing having been completed 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Frizington with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ends on 21st October 2100
With just 75 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
Me and my partner are buying a leasehold flat in Frizington. Conveyancing estimates are coming in at around £1650. Is that in the right ballpark?
The average cost last year for conveyancing in Frizington was £1,500 not including Land Tax and HMLR fees.