I am obtaining a mortgage with Lloyds. I intend to use a Licensed Conveyancer in Leigh. Does the Lloyds Solicitor panel exclude conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are planning to purchase with Darlington Building Society. I popped in 3 or 4 high street solicitors yet am unable to find a Leigh conveyancing firm on the Darlington Building Society panel. Could you assist?
Please do make the most of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type Leigh or your location and you will be presented with numerous conveyancers based in Leigh or by proximity to you.
Two weeks ago we had a mortgage agreed in principle with Clydesdale. Leigh conveyancing practitioners have been instructed. How long does it take for Clydesdale to forward the offer to the lawyer?
Some lenders take longer than others. Have Clydesdale completed the valuation? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We have agreed to purchase a house in Leigh. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
Given that your lender is Nationwide your lawyer must comply with the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Nationwide where a lease fails to meet these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Leigh.
I have instructed a Leigh property lawyer having made sure that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Leigh postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Leigh.
I have been told that property searches are the main reason for obstruction in Leigh house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Leigh.
What are the frequently found problems that you encounter in leases for Leigh properties?
Leasehold conveyancing in Leigh is not unique. Most leases are individual and drafting errors can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:
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A duty to insure the building Maintenance charge proportions which don’t add up to the correct percentage
You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, Norwich and Peterborough Building Society, and Britannia all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.
I inherited a split level flat in Leigh, conveyancing formalities finalised in 1997. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Leigh with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2101
With 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 professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
Our mortgage broker has suggested using their lawyer for the conveyancing in Leigh - Surely it’s easier to just use them?
It is worth checking if the selling agent is recommending a conveyancer or introducing to a solicitor. There are plenty of Leigh estate agents who recommend two or three Leigh conveyancing firms purely based on those lawyers offering a great service.