Is it the case that all Clowne solicitor practices on the Principality conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Principality conveyancing panel they would need to be overseen by the SRA. The majority of lenders do allow licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.

Can I be sure that the Clowne conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Clowne getting recommendations is a good 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 suggest that you speak with the solicitor carrying out your conveyancing.

I have paid off my mortgage with HSBC. I assume I don't need a Clowne lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where HSBC has sent the Land Registry the discharge electronically, and
3. HSBC has instructed the Land Registry to do so

I have recentlydiscovered that Stirling Law have closed. They carried out my conveyancing in Clowne for a purchase of a leasehold apartment 9 months ago. How can I check that the property is in my name in the name of the former proprietor?

The easiest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Clowne conveyancing specialists.

How does conveyancing in Clowne differ for new build properties?

Most buyers of new build premises in Clowne come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Clowne typically buy 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 Clowne or who has acted in the same development.

I am attracted to a two flats in Clowne both have about fifty years unexpired on the lease term. Will this present a problem?

There are no two ways about it. A leasehold flat in Clowne is a wasting asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the salability of the premises. For most purchasers and banks, leases with under eighty years become less and less attractive. 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 property 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 premises 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 Clowne 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. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. 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.

I own a 1 bedroom flat in Clowne, conveyancing formalities finalised January 2008. 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? Corresponding flats in Clowne with an extended lease are worth £180,000. The ground rent is £65 invoiced annually. The lease ceases on 21st October 2084

With 59 years unexpired the likely cost is going to range between £20,900 and £24,200 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.

I note that you have a search directory identifying firms on the bank conveyancing panel. Do Clowne conveyancing firms pay you a referral fee if I retain them for my own house purchase?

We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Clowne.