Me and my partner are purchasing a leasehold flat in Parbold. My lawyer has never been on on the lender solicitor list. Am I still permitted to use my Parbold conveyancing solicitor notwithstanding that they are not on the mortgage company panel?

You must instruct a conveyancer to complete the legal work required if you take out a mortgage to purchase your home. They will carry out all the essential investigations on the property, ensuring that you’re registered as proprietor and ensure that all the required mortgage paperwork is in order. You can select a Parbold conveyancing practitioner of your choice. However, if the property lawyer selected is not a member of the bank approved list supplemental charges will be incurred as separate legal representation will be need by the bank. Conveyancing panel applications can be submitted, so if your conveyancer has not previously sought membership they can do so.

I am considering applying for a HSBC mortgage for purchase of a new build (under development) in Parbold with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for HSBC ?

There is nothing to stop you using your solicitor, but HSBC will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I am buying a new build flat in Parbold. 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 conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Parbold

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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.

How simple is it to use your search facility to get a quote from a conveyancing practitioner in Parbold on the panel for my lender?

First choose a mortgage company such as Barclays , Norwich and Peterborough Building Society or Platform Home Loans Ltd then choose your location for example Parbold. Conveyancing practices in Parbold and beyond will then be identified.

My husband and I may need to let out our Parbold ground floor flat temporarily due to a career opportunity. We instructed a Parbold conveyancing firm in 2001 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A lease governs the relationship between the landlord and you the flat owner; specifically, it will say if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Parbold do not prevent strict prohibition on subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

I am the registered owner of a ground floor flat in Parbold, conveyancing formalities finalised May 2011. Can you work out an approximate cost of a lease extension? Similar properties in Parbold with over 90 years remaining are worth £180,000. The ground rent is £65 invoiced annually. The lease terminates on 21st October 2084

With only 59 years unexpired the likely cost is going to span between £20,900 and £24,200 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.