We are purchasing a 2 bedroom flat in Morley with a mortgage. We have a Morley solicitor, however the bank advise she’s not on their "panel". It appears that we have no choice but to appoint one of the mortgage company panel conveyancing practices or continue with our Morley conveyancer as well as pay for one of their panel ones to represent them. We consider that this is inequitable; are we not able to demand that the lender use our Morley conveyancing practitioner ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Morley conveyancing lawyer to apply to be on the conveyancing panel.
My lawyer in Morley has never been on on the Barclays Approved Panel. Can I still retain my family solicitor notwithstanding that they are excluded from the Barclays panel?
The limited options open to you here include:
- Complete the purchase with your preferred Morley solicitors but Barclays will need to instruct a solicitor on their panel. This will result in additional total legal charges and cause delays.
- Get a new lawyer to to deal with the conveyancing, not forgetting to check they are on the Barclays panel
I have justbeen informed that Action Conveyancing have closed. They carried out my conveyancing in Morley for a purchase of a freehold house 10 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Morley conveyancing specialists.
I decided to have a survey done on a house in Morley in advance of appointing solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some lenders tend refuse to grant a loan on such a home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Morley. Conveyancing will be smoother if you use a solicitor in Morley especially if they are familiar with such properties in Morley.
Helen (my wife) and I may need to sub-let our Morley garden flat for a while due to a career opportunity. We instructed a Morley conveyancing firm in 2001 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
A small minority of properties in Morley do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I inherited a garden flat in Morley, conveyancing having been completed in 2006. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Morley with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2085
With 60 years remaining on your lease we estimate the price of your lease extension to range between £20,000 and £23,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
Is there a distinction between surveying and conveyancing in Morley?
Conveyancing - in Morley or elsewhere - is the legal term given to transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re buying and will help you discover the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the vendor to remedy the problems prior to you complete your move.