I can't travel far from Birkenshaw. Can you please explain the reason why all Birkenshaw lawyers aren't included on all lender panels?

Even though it may seem unfair for banks to limit who can act for them, from the public’s or solicitor’s point of view, the flip side is that banks are increasingly anxious and consider it essential to protect them against mortgage fraud. As a result of this concern banks have reduced their panel of approved conveyancing lawyers to a size that they are happy to control.

Is there a reason why leasehold purchase conveyancing in Birkenshaw is more expensive?

Birkenshaw leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

Is it possible to change solicitor as I need to choose a firm on the TSB conveyancing panel. I instructed a family conveyancing solicitor in Birkenshaw round the corner but she is not accepted by TSB

We will our best to assist in finding you a conveyancing solicitor in Birkenshaw on the TSB panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Birkenshaw. In utilising the find a conveyancing solicitor tool on this page, you can compare charges for conveyancing solicitors in Birkenshaw and beyond.

My step-father has suggested that I instruct his conveyancing solicitors in Birkenshaw. Should I choose my own property lawyer?

No doubt it’s preferable to select a conveyancing lawyer is to seek guidance from friends or family who have used the solicitor that you are contemplating using.

Are there common deficiencies that you see in leases for Birkenshaw properties?

There is nothing unique about leasehold conveyancing in Birkenshaw. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are erroneous. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage A provision for the recovery of money spent for the benefit of another party.

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Accord Mortgages Ltd, The Royal Bank of Scotland, and Bank of Ireland all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to withdraw.

I acquired a leasehold flat in Birkenshaw, conveyancing having been completed 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Birkenshaw with a long lease are worth £191,000. The ground rent is £55 per annum. The lease ceases on 21st October 2079

With 54 years remaining on your lease we estimate the premium for your lease extension to span between £31,400 and £36,200 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.