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Find a Brackla Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Brackla? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Brackla conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Brackla conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Brackla

I am in the process of selling my maisonette in Brackla and the estate agent has just telephoned to warn that the buyers are appointing a new property lawyer. The reason given is that the lender will only work with property lawyers on their approved list. Why would a big named lender only engage with certain solicitors rather the firm that they want to select to handle their conveyancing in Brackla ?

Banks have always had panels of law firms they are content to work with, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.

Can your site be used to recommend a Conveyancing solicitor in Brackla even if I’m not buying or disposing of a house, for instance where I intend to buy a shop in Brackla with a loan from Aldermore?

The service is predominantly used to find residential conveyancing solicitors in Brackla but we have listed towards the bottom of this page a selection of Brackla commercial conveyancing firms. You should make contact with the firm directly to see if they can also act for Aldermore

I am buying my first flat in Brackla with the aid of help to buy. The developers refused to reduce the amount so I negotiated £7000 of extras instead. The house builders rep advised me not disclose to my lawyer about this side-deal as it may jeopardize my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Brackla I like with amenity areas and transport links in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Brackla in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

Can you offer any advice when it comes to choosing a Brackla conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Brackla conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We advise that you speak with several firms including non Brackla conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:

    What volume of lease extensions have they carried out in Brackla in the last 12 months?

I bought a ground floor flat in Brackla, conveyancing formalities finalised 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Brackla with an extended lease are worth £195,000. The ground rent is £45 per annum. The lease runs out on 21st October 2085

With only 63 years remaining on your lease the likely cost is going to be between £16,200 and £18,600 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

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