We are planning to acquire a flat and require a conveyancing solicitor in Leigh who is on the Kent Reliance solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Leigh.
Do the Building Society Association intend to launch a online directory to to identify practices on the Earl Shilton BS conveyancing panel for example in Leigh?
We are not aware of any intention on the part of the BSA to develop such a register.
I am the single recipient of my late mum's will and I have everything in my name alone, including the my former home in Leigh. Conveyancing formalities meant that the Land Registry date was in May. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the property in May. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How sensible a view banks take of it, depend on the lender as this requirement principally exists to identify the purchase and immediately sell or the flipping of properties.
When it comes to lenders such as Aldermore, do Leigh property lawyers have to pay a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Two weeks ago we had a mortgage agreed in principle with Clydesdale. Leigh conveyancing practitioners are selected. How long does it take for Clydesdale to forward the offer to the property lawyer?
Some lenders take longer than others. Have Clydesdale done the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am looking for a flat up to £245,000 and identified one close by in Leigh I like with open areas and transport links in the vicinity, the downside is that it only has 61 years on the lease. There is not much else in Leigh for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a home loan the remaining unexpired lease term will be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
What does commercial conveyancing in Leigh cover?
Leigh conveyancing for business premises covers a broad array of services, provided by regulated solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I am an executor of my recently deceased aunt’s Will, with a bungalow in Leigh which will be marketed. The bungalow is unregistered at HMLR and I'm advised that some purchasers will insist that it is completed before they will move forward. What's the mechanism for this?
In the circumstances you refer to it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.