I am in the process of selling my flat in Stone Cross and the EA has just text me to warn that the buyers are appointing a new property lawyer. The reason given is that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a major lender only work with specific solicitors rather the firm that they want to choose for their conveyancing in Stone Cross ?
UK lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
I have given 8 weeks notice to my existing landlord and have to leave my let out apartment in Stone Cross by 26/3/2026. Conveyancing on my purchase has just started. How realistic is it to complete in 4 weeks as I wish to avoid having to find temporary accommodation?
Generally one should not provide notice on a rental unless your lawyer suggests that you should. Assuming that you have not already done so, contact to your solicitor and request that they cajole the owners solicitors, try to an acceptable time-line that all parties will aim to achieve
I am purchasing a terrace house in Stone Cross. We would like to an extension at the rear at the house.Will the conveyancing process involve investigations to ascertain if these works are prohibited?
Your solicitor will review the registered title as conveyancing in Stone Cross can on occasion reveal restrictions in the title documents which restrict certain alterations or need the consent of a 3rd party. Many additions need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
How can we know in advance if a Stone Cross conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Stone Cross seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your transaction.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Stone Cross building society branch on various occasions and was told they are content with the situation and they would lend. My Stone Cross conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
As long as the lawyer is on the mortgage company approved list, they must comply with the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
About to purchase a new build apartment in Stone Cross. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Stone Cross
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one near me in Stone Cross I like with open areas and transport links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Stone Cross in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage that many years may be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
There are a number of property lawyers listed on your site but can you recommend a good solicitor to do the acquisition of a maisonette in Stone Cross. With any luck we will secure the flat for £165000 with a mortgage from Clydesdale. We reside in Stone Cross but dont require the solicitors to be based in Stone Cross.
The purpose of this site is restricted to being a directory service for property lawyers who wish to be listed as being on the approved conveyancing panel for Clydesdale in certain areas for instance Stone Cross . Our intention is not to recommend any particular conveyancing practitioner.