Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Crook Log?

There are many registered licenced Conveyancers in Crook Log and Solicitor practices in Crook Log who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal aspects of the home buying process. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

We previously selected solicitors with offices in Crook Log on the TSB solicitor panel. They have just invoiced me a supplemental amount for handling the TSB mortgage. Is this an additional conveyancing fee set by TSB?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner may charge a fee for this. The charge is not dictated by TSB but by your Crook Log solicitor. Numerous firms on the TSB panel will quote an ‘acting for lender’ fee and others do not.

We expect to receive a AIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Crook Log solicitors on the Co-operative conveyancing panel, or is it better to go independently?

You will need to appoint Crook Log solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Crook Log is the location of the property. What do you suggest?

Flying freeholds in Crook Log are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crook Log you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crook Log 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.

How do I identify a Crook Log solicitor on the Virgin Money conveyancing panel? I have a car and am prepared to travel upto 10kilometers to meet the solicitor.

You can use the tool on this website. Please select a bank and your location and you will see a number of Crook Log conveyancing lawyers based on proximity. We have detailed some Crook Log conveyancing firms at the bottom of this page and you can ring them to verify whether they are on the Virgin Money panel

My wife and I may need to sub-let our Crook Log 1st floor flat for a while due to a career opportunity. We used a Crook Log conveyancing firm in 2002 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease permits subletting. How do we find out?

A small minority of properties in Crook Log do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I have had difficulty in negotiating a lease extension in Crook Log. Can this matter be resolved via the Leasehold Valuation Tribunal?

if there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the sum to be paid.

An example of a Lease Extension matter before the tribunal for a Crook Log premises is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The unexpired residue of the current lease was 76 years.

Builders have suggested I use a solicitor and I've received a quote from them. It's almost £300 cheaper than my family Crook Log solicitor. Should I use them?

Developers often have panels of conveyancers who are quick and who know the builder's documentation and property lawyer. Plenty of developers offer an incentive to use their approved conveyancing practitioner for this reason, any increased cost can be avoided and a builder will not put forward a conveyancing warehouse and run the risk of having the conveyancing stall when they want exchange within a tight time frame. The argument for not agreeing to use the suggested property lawyer is that they may prove unwilling to fight for your interests for fear of upsetting the housebuilder. Where you have concerns that this may be the case you should keep with your local Crook Log conveyancing practitioner.