My Solicitor in Caistor has never been on on the TSB Solicitor Panel. Can I still retain my family solicitor notwithstanding that they are excluded from the TSB list of approved lawyers?

The limited options available to you here include:

1. Complete the purchase with your preferred Caistor lawyers but TSB will need to instruct a conveyancer on their panel. This will inevitably rack up the overall legal fees as well as result in delays.
2. Find an alternative practitioner to to deal with the purchase, remembering to check they are Persuade your lawyer to do everything within their powers to join the TSB conveyancing panel

We are buying a 4 bedroom semi-detached house in Caistor. The intention is to carry out a loft conversion at the property.Will the conveyancing process involve checks to ascertain if these works are permitted?

Your property lawyer will check the registered title as conveyancing in Caistor will occasionally reveal restrictions in the title documents which prohibit certain alterations or necessitated the permission of another owner. Some additions call for local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.

is it true that all Caistor conveyancing solicitors on the Clydesdale conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be overseen by the SRA. The majority of banks do allow licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.

About to purchase flat in Caistor. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Caistor property lawyer is on the Coventry BS conveyancing panel.

It has been 3 months since my purchase conveyancing in Caistor completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

What does commercial conveyancing in Caistor cover?

Commercial conveyancing in Caistor incorporates a broad array of services, given by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.

I am looking at a couple of flats in Caistor both have about 50 years left on the lease term. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold apartment in Caistor is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it reduces the marketability of the premises. The majority of buyers and banks, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Caistor conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Caistor Leasehold Conveyancing - Sample of Questions you should ask Prior to buying

How much is the ground rent and service charge? It is important to be aware if fixing the lift or some other major work is pending to be shared between the leaseholders and will dramatically increase the the service fees or necessitate a specific invoice. How many of the leaseholders are in arrears for their service charge payments?