We were about to instruct a conveyancing solicitor in Clare recommended by you but have come across alternative fee calculations via the web seem less expensive – how come?

There are a variety of solicitors advertising what appear to be extremely cheap conveyancing in Clare. You should give due consideration as to how important this transaction is to you that you are willing to be penny wise pound foolish over the quality of the legal work. Some embed additional charges well inside the terms of engagement. The conveyancers that we put forward for conveyancing in Clare will notdo this.

We're in Clare, First time buyers purchasing with a mortgage (lender is HSBC , and our lawyer is on the HSBC conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

My bid for a property was accepted at auction in Clare. Conveyancing is required. What happens now?

Now that you are to all intents and purposes signed on the dotted line you will need to appoint a conveyancing solicitor soon as you are faced with a tight a drop dead date to complete the conveyancing. All auction property should have a bespoke legal pack. This will likely include evidence of title and search results. In the case of leasehold premises the auction pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You should pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .

Can I be sure that the Clare conveyancing solicitor on the Virgin Money panel is any good?

When it comes to conveyancing in Clare obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your conveyancing.

We have agreed to purchase a house in Clare. An unusual aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with TSB your lawyer must check the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for TSB. The CML Handbook includes minimum conditions for solar panel roof-space leases, and solicitors are required to report to TSB where a lease fails to comply with these conditions. The conditions relate to the installation of panels on properties nationwide and is not limited to Clare.

I'm buying a new build house in Clare with a loan from Britannia. The developers refused to reduce the price so I negotiated 6k of extras instead. The estate agent told me not reveal to my lawyer about this extras as it could affect my mortgage with the lender. Is this normal?.

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.

Helen (my wife) and I may need to rent out our Clare 1st floor flat temporarily due to taking a sabbatical. We instructed a Clare conveyancing practice in 2003 but they have closed and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?

Notwithstanding that your last Clare conveyancing lawyer is no longer available you can review your lease to check if it allows you to sublet the premises. The accepted inference is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek consent from your landlord or other appropriate person before subletting. This means that you cannot sublet without prior permission. The consent must not not be unreasonably withheld. If the lease prohibits you from subletting the property you will need to ask your landlord for their consent.

Clare Conveyancing for Leasehold Flats - Sample of Queries before buying

The prefered form of lease arrangement is if the freehold interest is in the ownership of the leaseholders. In this arrangement the lessees have control and even though a managing agent is frequently retained if the building is larger than a house conversion, the managing agent employed by the leaseholders. What is the yearly maintenance fee and ground rent? How many years are left on the lease?