I am hoping to receive a offer of a home loan from Halifax. I would like to use a Licensed Conveyancer in Bicester. Does the Halifax Conveyancing panel include conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The vendors of the house we are looking to purchase have appointed a conveyancing solicitor in Bicester who has insisted on a exclusivity agreement with a down payment 6,000. Is it wise to enter into such agreements?
There are two main downsides with signing a lock out agreement (also known as an exclusivity agreement) is that it takes away the focus from moving forward with the conveyancing process, so unless it requires limited or no negotiation then it may turn out to be unhelpful. It is not strongly advocated amongst Bicester conveyancing practitioners for this reason. The other main issue is the extent of the remedies available - an aggrieved purchaser should not expect to obtain injunctive relief to stop the vendor selling to another buyer, so the only remedy available under the agreement will be the recovery of abortive costs and, in rare situations, the extra payment of penalties.
I am assisting my step-mother sell her property in Bicester. Does the solicitor commission the energy performance certificate or should I organise this?
Following the demise of Home Packs, EPC’s became a required element of selling a house. An EPC needs to be to hand in advance of the property being put on the market. It is not a task that solicitors ordinarily organise. If you are using a Bicester conveyancing practitioner they may be able to arrange energy assessments due to their contacts with reputable Bicester accredited person
My wife and I are in the throws of viewing apartments in Bicester and I am now considering a potential offer. Is it best to have my conveyancer on ‘stand by’? I will be getting a mortgage with Clydesdale.
You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are getting a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.
I am currently in the process of buying my council flat in Bicester. I have a mortgage agreed with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
A colleague suggested that if I am buying in Bicester I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Bicester conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Bicester around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bicester Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Bicester Education with plans and statistics, Local Amenities and other useful information regarding Bicester.
My husband and I may need to rent out our Bicester 1st floor flat for a while due to a career opportunity. We instructed a Bicester conveyancing practice in 2003 but they have since shut and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your previous Bicester conveyancing solicitor is not available you can review your lease to check if you are permitted to let out the premises. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you need to seek permission via your landlord or other appropriate person prior to subletting. This means you not allowed to sublet in the absence of prior permission. The consent is not allowed to be unreasonably turned down. If your lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.
I purchased a 2 bed flat in Bicester, conveyancing was carried out 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Bicester with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 2082
With 63 years left to run we estimate the price of your lease extension to span between £16,200 and £18,600 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.