We are buying a 3 bedroom apartment in Seascale and Sellafield with a mortgage. We like our Seascale and Sellafield lawyer, however the lender advise she’s not on their "panel". It seems we have little choice but to select one of the mortgage company panel firms or keep our Seascale and Sellafield conveyancer as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?
No, not really. 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. Another option that might be available is for your Seascale and Sellafield conveyancing solicitor to apply to be on the conveyancing panel.
I am considering applying for a Leeds Building Society mortgage for purchase of a newly converted (under development) in Seascale and Sellafield with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?
There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
If you had a top tip for selecting a conveyancing solicitor in Seascale and Sellafield what would it be?
We would encourage you not to base your choice on the lowest Seascale and Sellafield conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
We are getting a further advance on our home loan from RBS as we want to carry out a loft conversion to our home in Seascale and Sellafield. Do we need to appoint a high street Seascale and Sellafield solicitor on the RBS conveyancing panel to deal with the legals?
RBS don't usually appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.
I am currently in the process of buying my council flat in Seascale and Sellafield. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Me and my brother have a terraced Edwardian house in Seascale and Sellafield. Conveyancing lawyer acted for me and Chelsea Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Chelsea Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Seascale and Sellafield and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing practitioner who carried out the work.
I decided to have a survey carried out on a property in Seascale and Sellafield in advance of appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks tend refuse to give a mortgage on such a premises.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Seascale and Sellafield. Conveyancing may be slightly more expensive based on your lender's requirements.
I've found a house that appears to be perfect, at a reasonable figure which is making it all the more appealing. I have subsequently discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Seascale and Sellafield. Conveyancing advisers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Seascale and Sellafield ?
Most houses in Seascale and Sellafield are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Seascale and Sellafield so you should seriously consider shopping around for a Seascale and Sellafield conveyancing practitioner and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the house is located on an estate. Your lawyer should appraise you on the various issues.
I bought a ground floor flat in Seascale and Sellafield, conveyancing was carried out in 2004. How much will my lease extension cost? Similar flats in Seascale and Sellafield with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2101
You have 76 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.