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Find a Coniston Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Coniston? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Coniston transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Coniston conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Coniston

My grandmother passed away last year and as sole heir and executor I was left the house in Coniston. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this possible?

If you plan to refinance then Aldermore will require that you use a conveyancer on the Aldermore conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Aldermore conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Aldermore mortgage is registered as a charge at the Land Registry.

What is the difference between a licensed conveyancer and conveyancing solicitor in Coniston

Two types of professional can do conveyancing in Coniston namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the disposal or purchase of property. Both are required to execute Coniston conveyancing to the same quality and guidelines so you may be sure that your conveyancing will be properly administered and that all necessary steps should be suitably adhered to.

After much negotiation I have agreed a price on an apartment in Coniston. My mortgage broker recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have instructed a Coniston lawyer having checked that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Coniston postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Coniston.

I got the keys to my flat on 12 March and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Coniston expressed confidence that it should be dealt with in less than a month. Are properties in Coniston particularly slow to register?

There is nothing unique when it comes to conveyancing in Coniston registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether it is in order and if the Land registry need to notify any 3rd persons or bodies. Currently approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Registration is effected once the purchaser is living at the premises thus registration formalities is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.

I am purchasing my first flat in Coniston benefiting from help to buy. The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The property agent told me not disclose to my solicitor about the deal as it will adversely affect my loan with the lender. Do I keep my lawyer in the dark?.

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.

Due to complete next month on a leasehold property in Coniston. Conveyancing lawyers have said that they report fully within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Coniston should include some of the following:

    What options are available to the landlord where you breach a clause of your lease? The total extent of the premises. This could be the property itself but may incorporate a attic or basement if appropriate. You should be told what constitutes a Nuisance as far as the lease is concerned Setting out your legal entitlements in respect of the communal areas in the block.By way of example, does the lease provide for a right of way over a path or staircase? Whether your lease has a provision for a sinking account for major repairs?
For details of the information to be contained in your report on your leasehold property in Coniston please ask your solicitor in advance of your conveyancing in Coniston.

I own a leasehold flat in Coniston, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Coniston with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ceases on 21st October 2079

You have 55 years unexpired the likely cost is going to range between £31,400 and £36,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

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