Our bank has recommended a law firm on their panel based in Lightwater but I would rather use a conveyancing lawyer in Lightwater local to me. Are you able to help?
It is by no means the case that all Lightwater conveyancing solicitors are listed all banks conveyancing panel. Use the above search tool to identify a Lightwater conveyancing solicitor on the on the bank panel.
Is it the case that all Lightwater CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved solicitors?
Some major banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
We previously selected solicitors based in Lightwater on the Lloyds solicitor panel. They have just invoiced me an additional charge for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee set by Lloyds?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not dictated by Lloyds but by your Lightwater property lawyer. Some firms on the Lloyds panel will quote ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
At last I have had an offer on an apartment in Lightwater accepted, the sellers do nevertheless have an associated purchase. The owners have put an offer on a flat, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have instructed a high street conveyancing solicitor in Lightwater. What should be my next step? At what stage do I apply for the mortgage with Nottingham?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx £1k, then valuation, Lightwater conveyancing search fees, etc). The first course of action is to ensure that your conveyancing practitioner is on the Nottingham approved list. As to the subsequent stages this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. In a buoyant market some purchasers would apply for the mortgage with Nottingham and arrange for the valuation and only if it comes back ok would they request their lawyer to move forward with searches.
Are there restrictive covenants that are commonly picked up during conveyancing in Lightwater?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Lightwater. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build apartment in Lightwater. 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 few leasehold new build questions that you may expect your new-build leasehold conveyancing in Lightwater
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Lightwater is where the house is located. Can you offer any assistance?
Flying freeholds in Lightwater are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lightwater you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lightwater 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 property.
I am looking at a couple of maisonettes in Lightwater which have approximately forty five years remaining on the lease term. should I be concerned?
There are plenty of short leases in Lightwater. The lease is a right to use the property for a period of time. As the lease shortens the saleability of the lease deteriorates and results in it becoming more costly to acquire a lease extension. This is why it is often a good idea to increase the term of the lease. It is often difficulties arise selling premises with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a protracted process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this area.
Lightwater Leasehold Conveyancing - A selection of Questions you should ask before Purchasing
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You should be aware if it is no more than eighty years it will affect the salability of the apartment. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth finding out how much this would cost. For most Lightwaterlease extensions you would be be obliged to have been the owner of the premises for a couple of years in order to be eligible to extend the lease. What is the length of the lease?