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My husband and I are buying a newbuild apartment in Glossop with a mortgage from Nottingham Building Society.We have a Glossop conveyancing lawyer but Nottingham Building Society advised that her practice is not listed on their approved list of firms. we are left little option but to use a Nottingham Building Society panel solicitor or retain our high street solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The loan offered to you is subject to its terms and conditions, one of which will be that conveyancers will be on the Nottingham Building Society solicitor panel. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Nottingham Building Society

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Glossop is where the house is located. Is there any advice you can impart?

Flying freeholds in Glossop are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Glossop you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Glossop may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I work for a long established estate agency in Glossop where we have experienced a number of leasehold sales jeopardised due to short leases. I have been given inconsistent advice from local Glossop conveyancing solicitors. Can you clarify whether the vendor of a flat can instigate the lease extension formalities for the buyer?

Provided that the seller has been the owner 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 proposed purchaser 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 before, or simultaneously with 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.

Glossop Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing

Plenty Glossop leasehold flats will be liable to pay a service bill for the upkeep of the building invoiced on behalf of the management company. Should you acquire the apartment you will have to pay this amount, usually periodically during the year. This could be anything from several hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all probability there will be a rentcharge to be met yearly, ordinarily this is not a large sum, say approximately £25-£75 but you need to enquire it because on occasion it could be many hundreds of pounds. How long is the Lease? Make sure you investigate if there is anything that is prohibited in the lease. For instance it is very common in Glossop leases that pets are not permitted in in a block in Glossop. If you love the propertyin Glossop however your cat can’t move with you then you have a very difficult decision.

Are all Glossop solicitors on every bank conveyancing panel?

You can use our search tool or you can pop into your local bank branch in Glossop. Chances are that they will know some good conveyancing solicitors in Glossop