Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Broughton?

There are two types of lawyers who can perform conveyancing in Broughton namely licenced conveyancers or solicitors. The two can administer the legal services that you need to complete the sale or acquisition of property. Both are required to handle Broughton conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be properly carried out and that the requisite steps will be correctly adhered to.

We were going to get a DIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Broughton solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?

You will need to appoint Broughton solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.

I currently have a mortgage with Aldermore for my property in Broughton. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?

Your original mortgage agreement with Aldermore will provide that you need their approval before renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel solicitor.

I have a terraced Victorian house in Broughton. Conveyancing lawyer acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Broughton and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.

Is it possible to transfer to a new conveyancer as I need to select one who is on the Chelsea Building Society conveyancing panel. I instructed a local conveyancing solicitor in Broughton round the corner but she is not approved by Chelsea Building Society

It would be our pleasure to help you find a conveyancing solicitor in Broughton on the Chelsea Building Society panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Broughton. In utilising the find a conveyancing solicitor tool on this website, you can scrutinise charges for conveyancing solicitors in Broughton and beyond.

Am I best advised to instruct a Broughton conveyancing practitioner who is local to the property I am purchasing? I have an old university friend who can conduct the legal work but his firm is located 200kilometers drive away.

The primary upside of using a local Broughton conveyancing practice is that you can attend the office to execute documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and they were content that must surpass using an unknown Broughton conveyancing lawyer just because they are Broughton based.

Are there frequently found defects that you witness in leases for Broughton properties?

Leasehold conveyancing in Broughton is not unique. All leases are unique and drafting errors can result in certain provisions are wrong. The following missing provisions could result in a defective lease:

A duty to insure the building

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Virgin Money, and Aldermore all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to pull out.

I purchased a garden flat in Broughton, conveyancing was carried out May 2001. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Broughton with an extended lease are worth £202,000. The ground rent is £60 charged once a year. The lease ceases on 21st October 2081

With only 57 years left to run we estimate the premium for your lease extension to be between £28,500 and £33,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.