I am expecting a offer of a home loan from Halifax. I intend to enlist the help of a Licensed Conveyancer in Roker. Does the Halifax Solicitor panel allow for Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
When does exchange of contracts take place for residential conveyancing in Roker and do I need to attend the solicitors office?
Where you are in close proximity to one of the conveyancing solicitors in Roker you are welcome to come in to sign documents. That being said, the firms we work with supply countrywide coverage for conveyancing and give as equally detailed and professional a job for you when communicating with you by post or email. The signing of the contract is not the important part. Signing on the dotted line is just a prerequisite for the firm to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Roker)to be in the office available at the end of the phone to exchange contracts.
My lawyer in Roker is not on the Santander Approved Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are not on the Santander panel of approved conveyancing solicitors?
The limited options open to you here include:
- Carry on with your preferred Roker lawyers but Santander will need to instruct a solicitor on their list of acceptable firms. This will result in additional overall legal charges as well as result in frustration.
- Get an alternative lawyer to to deal with the purchase, not forgetting to check they are on the Santander panel
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Roker I like with amenity areas and transport links nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Roker for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage that many years may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can request that they start the process of the extension 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 speak to your conveyancing lawyer regarding this matter.
Looking forward to exchange soon on a garden flat in Roker. Conveyancing lawyers have said that they are sending me a report tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Roker should include some of the following:
-
What remedies are open the freeholder should you breach a clause of your lease? specifics of the parties to the lease, for instance these could be the lessee, superior lessor, freeholder An explanation concerning the obligations in the lease to pay service charges - with regard to both the building, and the more general rights a tenant has The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You should be informed what is to be regarded as a Nuisance in the lease
I own a 2 bed flat in Roker, conveyancing formalities finalised 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Roker with an extended lease are worth £222,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2095
With 70 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as professional fees.
The suggested premium range that we have given is 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. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
Our financial adviser has recommended their conveyancer for our conveyancing in Roker - Is it not simpler advisable to just use them?
It is not always the case and you are at liberty to opt for whichever conveyancer you prefer for your Roker home move. The conveyancer recommended by a 3rd party adviser may not always be the best conveyancing practitioner, they may put forward their own conveyancing firm who are based far away. In this instance you may not have contact with your lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.