I have given 8 weeks notice to my existing landlord and have to leave my let out property in Tenbury Wells by 2/3/2026. Conveyancing for my house purchase is progressing. How realistic is it to complete in a couple of weeks as don't want to have to move into temporary accommodation?
Generally one should not serve notice on a rental unless your lawyer suggests that you should. Assuming that you have not already done so, contact to your lawyer and request that they chase the other side, try to get a realistic time scale from them that everyone will look towards
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather appoint a specialised conveyancing solicitor in Tenbury Wells?
Do check but the chances are that give you one of their panel lawyers where you want the "fee-free" incentive. Call the lender to ask if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Tenbury Wells.
My partner and I have organised the release of further monies on our mortgage from Yorkshire BS as we want to conduct alterations to our property in Tenbury Wells. Do we need to choose a bricks and mortar Tenbury Wells solicitor on the Yorkshire BS conveyancing panel to deal with the legals?
Yorkshire BS would not normally instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Tenbury Wells solicitor on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Tenbury Wells solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Tenbury Wells postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Tenbury Wells.
How does conveyancing in Tenbury Wells differ for newly converted properties?
Most buyers of new build premises in Tenbury Wells contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because house builders in Tenbury Wells usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tenbury Wells or who has acted in the same development.
I opted to have a survey carried out on a property in Tenbury Wells prior to instructing solicitors. I have been told that there is a flying freehold element to the house. The surveyor has said that some banks tend refuse to grant a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you e-mail us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Tenbury Wells. Conveyancing will be smoother if you use a solicitor in Tenbury Wells especially if they are accustomed to such properties in Tenbury Wells.
Can you offer any advice when it comes to choosing a Tenbury Wells conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for lease extension works (regardless if they are a Tenbury Wells conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Tenbury Wells conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
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How experienced is the firm with lease extension legislation?
I inherited a 1 bedroom flat in Tenbury Wells, conveyancing formalities finalised in 1995. Can you work out an approximate cost of a lease extension? Similar flats in Tenbury Wells with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease runs out on 21st October 2085
With 59 years unexpired we estimate the price of your lease extension to span between £20,900 and £24,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.