I am getting a offer of a home loan from Nat West. I would like to employ the services of a Licensed Conveyancer in Beckermet. Does the Nat West Conveyancing panel allow for conveyancers regulated by the CLC?

The Nat West conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I am soon to complete buying a property in Beckermet but as a consequence of damage from some water damage at the property I have managed to agree compensation from the vendor in the sum of £2k in the form of a adjustment in the price. This was going to be dealt with as part of amending the contract but Nationwide will not permit this. Should they have been informed?

The lawyer that is on a Nationwide approved list is required to disclose to Nationwide of any amendments to the sale price. If you were to refuse your conveyancer to notify the reduction to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new conveyancer for your conveyancing in Beckermet.

How do I check that the solicitor carrying out my conveyancing in Beckermet is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Clydesdale thus spending £175.00 in additional legal costs.

You should take advantage of the find a conveyancing panel solicitor tool on this web page. Please choose the mortgage company and type ‘Beckermet’ or your preferred area and you will discover numerous conveyancers located in Beckermet or by proximity to you.

Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who conducted the conveyancing in Beckermet 10 years ago have long since closed. Will I be able to sell the house?

Assuming the title is registered the information relating to your ownership will be held by HMLR with a Title Number. It is possible to carry out a search at the Land Registry, locate your house and order current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be obtained for twenty pounds.

Looking forward to exchange soon on a studio apartment in Beckermet. Conveyancing lawyers assured me that they report fully next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Beckermet should include some of the following:

Do you need to have carpet in the flat or are you allowed wood flooring? Repair and maintenance of the premises if lease caters for for a slush fund? You need to be told what constitutes a Nuisance in the lease The unexpired lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark

I acquired a 1st floor flat in Beckermet, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Beckermet with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease ceases on 21st October 2073

With 50 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.