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Recently asked questions about conveyancing in Clitheroe

Our Clitheroe lawyer has discovered an inconsistency between the surveyor’s assumptions in the home valuation survey and what is in the title deeds. My lawyer has advised that he must check that the lender is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance right?

Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I am assisting my step-mother sell her property in Clitheroe. Does the solicitor commission the EPC or should I organise this?

After the demise of Home Packs, energy performance certificates was retained a required component of selling a property. An EPC must be to hand prior to the property being advertised. This is not as aspect of the sale process that lawyers normally arrange. Where you are using a Clitheroe conveyancing solicitor they may help arrange EPC’s given their relationships with reputable local providers

I had a mortgage agreed in principle with RBS. Clitheroe conveyancing practitioners are chosen. What is the average time that one could expect to receive a mortgage offer from RBS?

Some lenders take longer than others. Have RBS conducted the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am purchasing a property in Clitheroe. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?

As you are obtaining a mortgage with Leeds Building Society your lawyer must comply with the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Leeds Building Society where a lease does not comply with these specifications. The provisions relate to the installation of panels on properties nationwide and is not restricted to Clitheroe.

How does conveyancing in Clitheroe differ for newly converted properties?

Most buyers of new build premises in Clitheroe approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Clitheroe usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Clitheroe or who has acted in the same development.

We expect to complete the disposal of our £400,000 maisonette in Clitheroe on Monday in a week. The managing agents has quoted £396 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Clitheroe?

Clitheroe conveyancing on leasehold flats normally necessitates the purchaser’s conveyancer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be willing to do so. They may invoice a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The administration charge demanded by the landlord must be accompanied by a summary of rights and obligations in relation to administration charges, without which the invoice is not strictly payable. Reality however dictates that you have little choice but to pay whatever is requested of you if you want to sell the property.

I invested in buying a ground floor flat in Clitheroe, conveyancing was carried out in 2006. 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? Similar properties in Clitheroe with a long lease are worth £190,000. The ground rent is £45 per annum. The lease terminates on 21st October 2081

You have 62 years remaining on your lease we estimate the price of your lease extension to span between £17,100 and £19,800 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

We are in the midst of a leasehold sale of a flat in Clitheroe. Conveyancing solicitors are doing their job but we are being charged an extortionate amount from the managing agents. So far we have paid £268 for a leasehold management pack and then a further £117.20 for additional queries supplied by the purchaser's conveyancing practitioner.

You will not have control over the level of the charges for this information but the typical fee for the information for Clitheroe leasehold premises is £380. When it comes to Clitheroe conveyancing deals it is customary for the seller to pay for these costs. The landlord or their agents are not duty bound to answer these questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that mandates capped fees for administrative tasks. There is no statutory time frame by which they are obliged to supply answers.

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