I was advised recently by my broker that my Henleaze property lawyer is not on the bank Solicitor panel. How can I be sure if this is correct?
The first thing you need to do is to call your Henleaze conveyancer. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
We note that you have a search directory listing firms on the TSB conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Henleaze?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Henleaze.
A friend informed me that in purchasing a property in Henleaze there may be various restrictions limiting what one can do in terms of external changes to a property. Is this right?
We are aware of anumerous of properties in Henleaze which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Henleaze should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Does a directory service exist listing Lloyds panel conveyancers in Henleaze on the Council of Mortgage Lender’s Website?
No. There is no such facility on the CML or Building Society Association websites. Very few lenders make their panel listings visible over the internet. If you are seeking to appoint a Henleaze conveyancing practitioner on the Lloyds please use our tool.
Planning on purchasing a apartment in Henleaze. 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 Henleaze conveyancing practitioner is on the TSB conveyancing panel.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Henleaze is the location of the property. Is there any advice you can give?
Flying freeholds in Henleaze are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Henleaze you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Henleaze may ascertain 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've recently bought a leasehold flat in Henleaze. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a leasehold flat in Henleaze, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Henleaze with a long lease are worth £260,000. The ground rent is £45 invoiced annually. The lease ceases on 21st October 2099
With just 74 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure 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 considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
Our lenders have just issued us with a mortgage offer. We are using a long established conveyancer in Henleaze yesterday. Today, our mortgage adviser phoned to advise us that the lender said that we cannot use our solicitor as they aren't on their panel. As FTB's, we did not have a clue that the bank had some control over our choice Is this usual?
You can actually appoint any lawyer you prefer to use for your conveyancing in Henleaze nevertheless if your bank aren't happy with them you must pay an extra fee so your lender can appoint their own solicitors as well to protect their interest. sometimes it is conceivable that your solicitor may apply to get added to the bank list of approved firms. Do make the most of web-based tools such as lenderpanel.com to find a conveyancing solcitor in Henleaze on the mortgage company panel. You can go into your local lender branch in Henleaze. They will know some good conveyancing solicitors in Henleaze on the lender panel.