Please could you vouch for a sanctioned Clare conveyancing practice that can complete within under 3 weeks? Would it be better to use a high street Clare solicitor or an internet comparison site?

We can recommend some very good Clare conveyancing firms. Another option is to visit the main road in Clare. Visit some well established firms and request to speak with a conveyancing solicitor for a costs illustration. Explain your deadline together with the reasons and ask for a commitment on speed. Select the lawyer that genuine.

When it comes to mortgage companies such as , do Clare incur a fee to be on the conveyancing panel?

We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

Planning on purchasing a house in Clare. 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 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 Clare is on the conveyancing panel.

have agreed my home loan in principle, my offer on a property in Clare has been agreed to, now what?

The estate agent will wish to be advised as to your 's details (make sure the are on the lender’s approved list). Contact or your broker and finish off any appropriate paperwork. will sellect a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. will send the offer to you and your . The transaction will then take it’s course according the nature and complexity of the conveyancing in Clare.

I am looking for a flat up to £245,000 and found one close by in Clare I like with open areas and station nearby, however it's only got 51 years on the lease. There is not much else in Clare suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a home loan the shortness of the lease may be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

I bought a 2 bed flat in Clare, conveyancing was carried out in 1995. How much will my lease extension cost? Equivalent flats in Clare with a long lease are worth £165,000. The ground rent is £45 invoiced every year. The lease comes to an end on 21st October 50

With 50 years remaining on your lease we estimate the price of your lease extension to span between £36,100 and £41,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

Is planning permission needed to convert a single dwelling into two flats in Clare? This has taken place to a property opposite to my house in Clare and was ignorant of the conversion until it was finished.

Planning Permission yes. Building Regulations yes.