My wife and I have recently appointed a conveyancing solicitor in Earls Barton. I I would like to check if they are on the Bank of Ireland conveyancing panel. Can you help?

The first thing to do is call the conveyancer and enquire whether they are on the lender panel. Otherwise please call Bank of Ireland who may be able to confirm.

When it comes to lenders such as Skipton, do Earls Barton lawyers have to pay a fee to be on the conveyancing panel?

We are not aware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

We have agreed to purchase a house in Earls Barton. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Coventry BS your lawyer must comply with the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Coventry BS where a lease does not comply with these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to Earls Barton.

Leeds Building Society have agreed my mortgage in principle, my offer on a apartment in Earls Barton has been accepted, what happens next?

Your property agent will want to be advised as to your property lawyer's details (ensure that the lawyers are on the lender’s approved list). Call up Leeds Building Society or your broker and finish off any outstanding forms. Leeds Building Society will sellect a valuer who will get in touch with the selling agent or vendor to schedule a slot for the valuation to occur. Once carried out (assuming no problems) it takes about ten days to get a mortgage offer. Leeds Building Society will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Earls Barton.

The estate agent has sent us the confirmation of our purchase of a new build flat in Earls Barton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Earls Barton

Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

In my capacity as executor for the estate of my grandmother I am disposing of a residence in Swansea but live in Earls Barton. My lawyer (based 250 miles from mehas requested that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Earls Barton to attest and place their company stamp on the document?

strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Earls Barton based

In relation to leasehold conveyancing in Earls Barton what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Earls Barton. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:

Service charge per centages that don't add up correctly leaving a shortfall Insurance obligations

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, Coventry Building Society, and TSB all have express 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 grant the mortgage, forcing the buyer to withdraw.

Earls Barton Conveyancing for Leasehold Flats - Examples of Queries before buying

Best to be warned if a new roof is being installed or some other significant cost is due in the foreseeable future to be shared between the leasehold owners and will materially increase the the service charges or necessitate a one time payment. Most Earls Barton leasehold apartments will be liable to pay a service bill for the upkeep of the block set by the management company. If you acquire the apartment you will have to meet this amount, usually quarterly throughout the year. This could be anything from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a rentcharge to be met yearly, this is usually not a large sum, say approximately £50-£100 but you should to check it because occasionally it can be many hundreds of pounds. The best form of lease arrangement is a share of the freehold. In this situation the leaseholders enjoy being in charge if their destiny and notwithstanding that a managing agent is frequently employed where it is larger than a house conversion, the managing agent employed by the leaseholders.