I had intended to instruct a conveyancing solicitor in Lake District for our home move. Our broker has since advised us that our mortgage lenders Britannia won't deal with them. Why is this not regarded as unfair competition?
A lender will direct that a panel solicitor act for it. You would be expected to bear the cost of this. Do use our tool to find a solicitor to conduct conveyancing in Lake District on the Britannia approved list of solicitors.
My solicitor has informed me that lack of right of way insurance is required on my purchase. What is the level of cover for Lake District conveyancing?
The appropriate level of lack of right of way indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
Is it the case that all Lake District solicitor practices on the Principality conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Principality conveyancing panel they would need to be regulated by the SRA. Some mortgage companies do list licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
Can I be sure that the Lake District conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Lake District obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your conveyancing.
I have a terraced Victorian property in Lake District. Conveyancing lawyer acted for me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lake District and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who conducted the conveyancing.
I am buying a new build apartment in Lake District. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lake District
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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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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.
Taking into account that I will soon spend £400,000 on a garden flat in Lake District I would like to talk to a solicitor concerning thehouse move in advance of giving the go ahead to the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be conducting your property ownership legalities in Lake District.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Lake District should be the figure that you are charged.
What makes a Lake District lease unacceptable for security purposes?
There is nothing unique about leasehold conveyancing in Lake District. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain sections are missing. For example, if your lease is missing any of the following, it could be defective:
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Clauses dealing with recovering service charges for expenditure on the building or common parts. Maintenance charge proportions which don’t add up to the correct percentage
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Coventry Building Society, and TSB all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to withdraw.
I invested in buying a ground floor flat in Lake District, conveyancing formalities finalised August 1996. How much will my lease extension cost? Equivalent properties in Lake District with over 90 years remaining are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2104
You have 79 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.