Me and my wife are purchasing a ground floor flat in Adwick le Street. My Conveyancer is not on the bank approved panel. Am I still permitted to appoint my Adwick le Street conveyancing solicitor even though they are not on the lender list of approved lawyers?
You have a couple of options available to you here
- Complete the purchase with your preferred Adwick le Street conveyancing practitioner but your mortgage company will need to appoint a conveyancer on their conveyancing panel. This will result in additional fees and likely frustration.
- Get a new property lawyer to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Convince your conveyancer to do everything possible to get listed on the bank’s conveyancing panel
Due to the encouragement of my in-laws I had a survey completed on a house in Adwick le Street in advance of instructing lawyers. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some banks may not issue a mortgage on such a premises.
It varies from the lender to lender. Santander has different instructions from Halifax. Should you wish to call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Adwick le Street. Conveyancing will be smoother if you use a solicitor in Adwick le Street especially if they are familiar with such properties in Adwick le Street.
Given that I am about to spend 450k on a garden flat in Adwick le Street I wish to talk to a lawyer regarding thehouse move prior to appointing the firm. Is this something that you can arrange?
We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your conveyancing in Adwick le Street.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The solicitors that we put you in touch with believe that the figure you are provided with for residential conveyancing in Adwick le Street should be the figure that you end up paying.
Am I best advised to instruct a Adwick le Street conveyancing practitioner in close proximity to the house I am purchasing? I have an old university friend who can conduct the conveyancing however his firm is located a couple of hundredmiles drive away.
The benefit of a local Adwick le Street conveyancing practice is that you can attend the office to execute documents, present your ID and apply pressure on them if necessary. Having local Adwick le Street know how is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and the majority were happy that should trump using an unknown Adwick le Street conveyancing solicitor just because they are round the corner.
Frank (my husband) and I may need to sub-let our Adwick le Street basement flat for a while due to taking a sabbatical. We instructed a Adwick le Street conveyancing firm in 2003 but they have closed and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?
The lease dictates relations between the freeholder and you the flat owner; in particular, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Adwick le Street do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
I inherited a ground floor flat in Adwick le Street, conveyancing was carried out in 1996. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Adwick le Street with an extended lease are worth £191,000. The ground rent is £55 invoiced every year. The lease runs out on 21st October 2077
With 53 years remaining on your lease the likely cost is going to be between £27,600 and £31,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.