Me and my partner are planning to buy a 2 bedroom apartment in The Hale with a mortgage. We wish to retain our The Hale lawyer, however the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our The Hale conveyancer as well as pay for one of their panel ones to represent them. This feels very unfair; can we not demand that the mortgage company use our The Hale lawyer ?
Unfortunately,no. The mortgage offered to you 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. A further alternative is for your The Hale conveyancing lawyer to apply to be on the conveyancing panel.
Can the conveyancing lawyers that you recommend carry out auction conveyancing in The Hale?
We know of a few niche practitioners we can connect you with those specialising in auction conveyancing. The Hale is one of the many areas of in which our lawyers have a presence.
We are purchasing a flat and need a conveyancing solicitor in The Hale who is on the Principality solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in The Hale.
I am purchasing a new build flat in The Hale. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in The Hale you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in The Hale.
I am looking for a leasehold apartment up to £245,000 and identified one round the corner in The Hale I like with amenity areas and railway links nearby, however it's only got 49 years on the lease. I can't really find anything else in The Hale 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 the remaining unexpired lease term will be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in The Hale. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the price payable.
An example of a Lease Extension decision for a The Hale flat is 20 Orchard Court Stonegrove in June 2009. The tribunal decided that a premium of £11,040 should be payable for the new lease This case affected 1 flat. The unexpired residue of the current lease was 71.55 years.
When it comes to leasehold conveyancing in The Hale what are the most frequent lease problems?
There is nothing unique about leasehold conveyancing in The Hale. Most leases are individual and drafting errors can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:
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Repairing obligations to or maintain elements of the premises Service charge per centages that don't add up correctly leaving a shortfall
You may encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Leeds Building Society, and Alliance & Leicester all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, obliging the purchaser to pull out.