I am getting a mortgage with Santander. I would like to instruct a Licensed Conveyancer in Clare. Does the Santander Conveyancing panel include conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My Conveyancer in Clare is not on the Norwich and Peterborough Building Society Approved Panel. Can I still continue with my family solicitor even though they are not on the Norwich and Peterborough Building Society approved list?
Your options are as follows:
- Carry on with your existing Clare lawyers but Norwich and Peterborough Building Society will need to use a solicitor on their list of acceptable firms. This will result in additional total conveyancing charges and result in delays.
- Get a new practitioner to act in the purchase, obviously checking they are on the Norwich and Peterborough Building Society panel
I was advised by numerous estate agents in Clare to select a solicitor using your seach tool. What’s the financial inducement for Estate Agents to market your services rather than another?
We don’t offer any referral fee for directing people our way. We found it would be just too difficult a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I am employed by a busy estate agent office in Clare where we have witnessed a few leasehold sales jeopardised due to short leases. I have received contradictory information from local Clare conveyancing solicitors. Please can you confirm whether the seller of a flat can instigate the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I purchased a ground floor flat in Clare, conveyancing formalities finalised March 1997. Can you work out an approximate cost of a lease extension? Corresponding properties in Clare with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2094
You have 69 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
I am looking for Clare online conveyancing estimates. Can I be assured that all the Clare practices that are identified on your directory are on the bank conveyancing panel?
The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Clare firm being on the lender conveyancing panel is not accurate.