I am hoping to receive a offer of a home loan from Lloyds. I would like to retain the legal services of a Licensed Conveyancer in Cottesmore. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

I am assisting my step-mother sell her property in Cottesmore. Will the solicitor arrange the energy assessment or should I organise this?

Following the abolition of Home Packs, energy performance certificates was kept a mandatory element of selling a house. An EPC must be commissioned prior to the property being placed on the market. It is not as aspect of the sale process that solicitors ordinarily arrange. Where you are instructing a Cottesmore conveyancing lawyer they may help arrange energy assessments given their contacts with reputable Cottesmore accredited person

Are all Cottesmore Conveyancing Quality Solicitors on the HSBC conveyancing list of approved firms?

A selection of banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I have finally had an offer on an apartment in Cottesmore accepted, but there is a chain. The owners have offered on on an apartment, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have instructed a high street conveyancing solicitor in Cottesmore. What do I do now? At what stage do I apply for the mortgage with Aldermore?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then valuation, Cottesmore conveyancing search charges, etc). First, you must ensure that your lawyer is on the Aldermore approved list. Regarding the next stages this very much depends on the specifics of your case, desire for this property and on the state of the market. In a hot market some home buyers would apply for the mortgage with Aldermore and arrange for the valuation and only if it was satisfactory would they request their property lawyer to move forward with searches.

I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Cottesmore is where the house is located. Can you offer any guidance?

Flying freeholds in Cottesmore are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cottesmore you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cottesmore may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I want to rent out my leasehold apartment in Cottesmore. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

The lease dictates the relationship between the freeholder and you the flat owner; specifically, it will say if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Cottesmore do not prevent strict prohibition on subletting – such a provision would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

I bought a split level flat in Cottesmore, conveyancing having been completed 6 years ago. How much will my lease extension cost? Equivalent flats in Cottesmore with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease finishes on 21st October 2076

With only 51 years remaining on your lease the likely cost is going to span between £30,400 and £35,200 as well as costs.

The figure 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 detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.

Are Cottesmore conveyancing solicitors duty bound by the Law Society to supply clear conveyancing figures?

Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Cottesmore or or elsewhere in the country.