We hope to to buy with Darlington Building Society. We have called around locally but am struggling to find a Mancot conveyancing firm on the Darlington Building Society panel. Can you assist?

Feel free to make the most of the search tool on this web page. Please choose the lender and type Mancot or your preferred area and you will be presented with numerous solicitors located in Mancot or near you.

Is it the case that all Mancot solicitor practices on the Co-operative conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Co-operative approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel and in that case the firms would be governed by the CLC.

I have paid off my mortgage with Aldermore. I assume I don't need a Mancot conveyancer on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Aldermore has sent the Land Registry the discharge electronically, and
3. Aldermore has instructed the Land Registry to do so

The formalities of my remortgage has taken place for my property in Mancot. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost 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. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Will my lawyer be making enquiries regarding flooding during the conveyancing in Mancot.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Mancot. There are those who buy a property in Mancot, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not qualified to give advice on flood risk, but there are a various checks that may be carried out by the buyer or by their solicitors which should figure out the risks in Mancot. The standard completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to find out whether the premises has ever been flooded. If flooding has previously occurred and is not notified by the owner, then a buyer may commence a legal claim for losses resulting from an incorrect reply. A purchaser’s conveyancers should also conduct an environmental report. This will disclose whether there is a recorded flood risk. If so, additional investigations should be conducted.

I am tempted by the attractive purchase price for a two apartments in Mancot both have in the region of 50 years remaining on the lease term. Will this present a problem?

A lease is a legal document that entitles you to use the premises for a period of time. As a lease shortens the value of the lease reduces and results in it becoming more expensive to extend the lease. For this reason it is often a good idea to increase the term of the lease. More often than not it is difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We advise that you get professional assistance from a solicitor and surveyor with experience in this area.

I own a split level flat in Mancot, conveyancing was carried out 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Mancot with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2081

With just 57 years left to run the likely cost is going to range between £26,600 and £30,800 plus 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 without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

What happens where there is a problem with the searches carried out as part of my conveyancing in Mancot?

On the whole, most issues arising from Mancot conveyancing search responses can be dealt with in advance of completion or title insurance may be put in place. It is crucial to remember that regardless of the fact that you intend on acquiring the property and may be content to accept the search results, your lender may not, and when all said and done they have the word say.