My house in Croston is up for sale and I have a purchaser. Will my lawyer have to be required to be on the Nationwide conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.

My wife and I are intent on selling our home in Croston and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a factory type conveyancing firm rather than a conveyancing solicitor in Croston. We have lived in Croston for 5 years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.

It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I decided to have a survey completed on a property in Croston in advance of appointing solicitors. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some lenders tend refuse to issue a mortgage on such a property.

It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Croston. Conveyancing will be smoother if you use a solicitor in Croston especially if they are acquainted with such properties in Croston.

How can the Landlord & Tenant Act 1954 affect my business property in Croston and how can you help?

The 1954 Act affords a safeguard to business lessees, granting the legal entitlement to make a request to court for a new tenancy and remain in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Croston is one of the hundreds of areas of the UK in which our lawyers have offices

If all goes to plan we aim to complete the sale of our £450,000 garden flat in Croston in just under a week. The managing agents has quoted £420 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Croston?

Croston conveyancing on leasehold maisonettes usually necessitates the purchaser’s conveyancer sending questions for the landlord to address. Although the landlord is under no legal obligation to answer these enquiries the majority will be content to assist. They are at liberty to invoice a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is £350, in some situations it is in excess of £800. The management information fee invoiced by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, otherwise the invoice is technically not due. In reality you have no option but to pay whatever is demanded if you want to sell the property.

Croston Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing

How is the lease structured? Best to be warned whether window replacement or some other significant cost is due in the foreseeable future that will be shared between the leaseholders and will materially impact the level of the service fees or result in a one time payment. You should want to find out as much as possible concerning the company managing the building as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to daily issues such as the cleanliness of the common parts. Enquire of other people what they think of them. Finally, be sure you discover the dates that you are obliged pay the service charge to the managing agents and specifically what you get for your money.