My fiance and I are planning to acquire a flat in Bridlington and are in fact using a Bridlington conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Birmingham Midshires have this evening contacted us to inform me that there is now an issue as our Bridlington conveyancer is not on their conveyancing panel. Please explain?
Where you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Bridlington lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
My lawyer in Bridlington has never been on on the Nottingham Building Society Conveyancing Panel. Can I still continue with my prefered solicitor even though they are not on the Nottingham Building Society approved list?
Your options are as follows:
- Complete the purchase with your existing Bridlington lawyers but Nottingham Building Society will need to use a conveyancer on their panel. This will inevitably rack up the total legal charges as well as result in frustration.
- Get an alternative solicitor to act in the purchase, remembering to check they are Nottingham Building Society approved.
- Persuade your Nottingham Building Society based solicitor to attempt to join the Nottingham Building Society panel
What is the difference between a licensed conveyancer and conveyancing solicitor in Bridlington
Two types of professional can execute conveyancing in Bridlington namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that required to complete the sale or acquisition of property. Both are duty bound to execute Bridlington conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly administered and that the requirements and procedures will be suitably adhered to.
I am assisting my niece sell her property in Bridlington. Does the conveyancer commission an energy performance certificate or do I organise this?
Following the abolition of Home Packs, energy performance certificates was left as a compulsory element of selling a property. An energy assessment needs to be to hand in advance of the property being marketed. This is not a task that conveyancers ordinarily arrange. If you are instructing a Bridlington conveyancing practitioner they might be willing to arrange EPC’s due to their relationships with reputable local accredited person
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Bridlington conveyancing practitioner on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
What can a local search inform me about the property I am purchasing in Bridlington?
Bridlington conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search plays a central role in most Bridlington conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search should supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I am looking at a two maisonettes in Bridlington both have in the region of fifty years remaining on the lease term. Will this present a problem?
There are plenty of short leases in Bridlington. The lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease shortens the value of the lease reduces and it becomes more costly to extend the lease. This is why it is advisable to extend the lease term. It is often difficulties arise selling premises with a short lease because mortgage lenders may be reluctant to lend money on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional help from a solicitor and surveyor with experience in this area.
I purchased a 1st floor flat in Bridlington, conveyancing having been completed in 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Bridlington with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease expires on 21st October 2075
You have 56 years left to run the likely cost is going to span between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.