I am purchasing a flat in Prescot. My Conveyancer is not listed on the mortgage company approved panel. Am I still permitted to appoint my Prescot conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?
You have numerous alternatives available to you here
- Carry on with your preferred Prescot lawyer but your lender will need to instruct a lawyer from their approved panel. This will result in additional charges and likely interruption.
- Appoint a new lawyer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
- Convince your lawyer to do everything within their powers to get listed on the lender’s conveyancing panel
What is the difference between a licensed conveyancer and conveyancing solicitor in Prescot
There are two types of lawyers who can do conveyancing in Prescot namely CLC regulated conveyancers or solicitors. The two can provide the legal services that required to complete the disposal or acquisition of property. Both are obliged to execute Prescot conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that the necessary procedures should be suitably attended to.
I am buying a property in Prescot. A rare aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with HSBC your lawyer must check the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease fails to satisfy these requirements. The specifications relate to the installation of panels on properties nationwide and is not isolated to Prescot.
We were going to get a AIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Prescot solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Prescot solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
Should commercial conveyancing searches disclose planned roadworks that may impact a commercial site in Prescot?
Its becoming the norm that commercial conveyancing solicitors in Prescot will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Prescot. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Prescot.
For each commercial conveyancing transaction in Prescot it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Prescot commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Prescot.
I decided to have a survey carried out on a house in Prescot prior to instructing solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor advised that some banks will refuse to grant a loan on such a house.
It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. If you call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Prescot. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Prescot to see if the conveyancing costs will increase in light of this.
I need to retain a conveyancing solicitor for purchase conveyancing in Prescot. I happened to stumble across a web site which looks to be the perfect answer If it is possible to get all formalities completed via phone that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I’m about to sell my garden flat in Prescot. Conveyancing has not commenced, but I have recently had a half-yearly service charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as you normally would given that all ground rent and maintenance payments should be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I bought a leasehold flat in Prescot, conveyancing formalities finalised March 2004. 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? Similar properties in Prescot with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease terminates on 21st October 2076
With 52 years unexpired we estimate the premium for your lease extension to range between £29,500 and £34,000 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.