I am considering applying for a Clydesdale mortgage for purchase of a newly converted (under development) in Penrhyn Bay with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Clydesdale ?
In theory, you could use a solicitor that is not on the Clydesdale conveyancing panel, but Clydesdale would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I decided to have a survey carried out on a property in Penrhyn Bay before instructing solicitors. I have been told that there is a flying freehold element to the house. Our surveyor has said that some lenders tend not give a loan on a flying freehold property.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Penrhyn Bay. Conveyancing will be smoother if you use a solicitor in Penrhyn Bay especially if they are acquainted with such properties in Penrhyn Bay.
How easy is it to switch solicitor as I have to select a firm on the Nationwide Building Society conveyancing panel. I hired a local conveyancing solicitor in Penrhyn Bay round the corner but she is not approved by Nationwide Building Society
It would be our pleasure to assist you select a conveyancing solicitor in Penrhyn Bay on the Nationwide Building Society panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Penrhyn Bay. In making use of the find a conveyancing solicitor tool on this website, you can scrutinise fees for conveyancing solicitors in Penrhyn Bay and throughout England and Wales.
I am looking for a conveyancing practitioner in Penrhyn Bay for my house move. Is it possible to check a solicitor's record with the legal regulator?
One can see documented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.
I am on look out for some leasehold conveyancing in Penrhyn Bay. Before I get started I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and most are in Penrhyn Bay - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a ground floor flat in Penrhyn Bay, conveyancing having been completed October 2012. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Penrhyn Bay with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease finishes on 21st October 2082
With 57 years left to run the likely cost is going to range between £28,500 and £33,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
Our mortgage broker has suggested using their solicitor for my conveyancing in Penrhyn Bay - won’t it be easier to just instruct them?
You need to establish if the selling agent is recommending a conveyancer or introducing to a conveyancer. There are plenty of Penrhyn Bay estate agents who recommend two or three Penrhyn Bay conveyancing firms purely based on those lawyers offering a great service.