Do lenders provide you with an approved list of Pattingham conveyancing solicitors? How do you know who is on the Bank of Ireland conveyancing panel?

Pattingham conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.

We had appointed conveyancers locally in Pattingham on the Santander solicitor panel. They are now charging me an additional fee for handling the Santander mortgage. Is this an additional conveyancing fee specified by Santander?

Provided it is contained in their Terms and Conditions or Quote then yes your solicitor may charge a fee for this. The fee is not dictated by Santander but by your Pattingham conveyancer. Numerous firms on the Santander panel will levy ’dealing with mortgage’ fee and others do not.

The formalities of my remortgage has taken place for my property in Pattingham. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

At last I have had an offer on an apartment in Pattingham agreed to, but there is a chain. The owners have offered on on an apartment, but it’s not been accepted yet, and have viewings of other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Pattingham. What should be my next step? At what stage should I apply for the mortgage with Clydesdale?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Pattingham conveyancing search charges, etc). The first course of action is to check that your property lawyer is on the Clydesdale conveyancing panel. As to the next phase this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. During a hot market the majority of buyers would apply for a home loan with Clydesdale and pay for the valuation and only if it comes back ok would they request their property lawyer to proceed with the conveyancing in Pattingham.

Have purchased a a terraced house in Pattingham , What is the estimated time for the Land Registry to register my title? My Pattingham conveyancing solicitor works at snail pace, so I want to check the registration is addressed.

As far as conveyancing in Pattingham is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can differ subject to who lodges the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. Currently in the region of 80% of such applications are completed in less than three weeks but some can be subject to longer hold-ups. Historically registration is effected after the new owner is living at the property therefore an expedited registration is not always primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.

In sourcing the web for the term cheap conveyancing in Pattingham it reveals numerous solicitorslocally. How do I determine which is the suitable solicitor for my move?

The best method of finding a suitable conveyancer is through a trusted recommendation, so ask friends and those you trust who have purchased a property in Pattingham or the local estate agent or financial adviser. Costs for conveyancing in Pattingham vary, so it's a good idea to request at least four costs illustrations from different law firms. Dont forget to clarify that the fees are fixed.

I would like to sublet my leasehold flat in Pattingham. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Your lease dictates the relationship between the landlord and you the leaseholder; specifically, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Pattingham do not contain an absolute prevention of subletting – such a provision would undoubtedly devalue the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I am the registered owner of a 1st floor flat in Pattingham, conveyancing formalities finalised August 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Pattingham with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2093

With 68 years unexpired the likely cost is going to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.