We wanted to use a property lawyer in Ferndale for our house purchase. Our financial adviser informed us that our mortgage lenders Clydesdale won't deal with them. Why is this not regarded as unfair competition?

Banks tend to imposes restrictions either the category or the volume of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, some have reduced the amount of firms they allow to represent them. You should note that Clydesdale have no responsibility for the quality of advice provided by any member of Clydesdale Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there remains mixed views about the extent of solicitor engagement in some of that fraud. Figures from the Land Registry reveal that plenty of law firms, including some in or near Ferndale only execute very few conveyances per annum.

I require fast conveyancing in Ferndale as I am under an ultimatum to sign on the dotted line within 3 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?

As you are not getting a mortgage you have the choice not to do searches although no lawyer would recommend that you don't. With plenty of history conveyancing in Ferndale the following are examples of what can appear and therefore impact future mortgageability: Enforcement Actions, Outstanding Fees, Outstanding Grants, Road Schemes,...

I am buying a new build apartment in Ferndale. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ferndale

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I need to find a conveyancing solicitor for residential conveyancing in Ferndale. I've discover a site which seems to have the perfect answer If there is a chance to get all the legals done via email that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am employed by a reputable estate agency in Ferndale where we have witnessed a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Ferndale conveyancing solicitors. Please can you confirm whether the vendor of a flat can initiate the lease extension process for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Leasehold Conveyancing in Ferndale - Sample of Questions you should ask before Purchasing

It is important to be aware whether a new roof is being installed or some other significant cost is due shortly that will be shared amongst the leasehold owners and will materially increase the the maintenance costs or necessitate a specific payment. Are any of leasehold owners in arrears of their service charge liability? Its a good idea to find out as much as possible regarding the managing agents as they will either make your life much simpler or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to every day matters like the cleanliness of the communal areas. Enquire of other people what they think of them. Finally, be sure you understand the dates that you are obliged pay the maintenance charge to the relevant party and specifically what you get for your money.