I am getting a mortgage offer from Lloyds. My intention is to use a Licensed Conveyancer in Earls Barton. Does the Lloyds Conveyancing panel allow for conveyancers regulated by the CLC?

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

I am purchasing a property and require a conveyancing solicitor in Earls Barton who is on the Leeds Building Society approved. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Leeds Building Society in certain locations such as Earls Barton. We dont recommend any particular firm.

Over the last few months I have been searching for a flat up to £245,000 and found one near me in Earls Barton I like with amenity areas and station in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Earls Barton suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

We're novice buyers - had an offer accepted, but the selling agent advised that the seller will only go ahead if we appoint the agent's recommended solicitors as they need a ‘quick sale’. We would rather use a local solicitor who is accustomed to conveyancing in Earls Barton

It is highly unlikely the sellers are driving this. Should the owner want ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Bypass the agents and go straight to the sellers and explain that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Earls Barton conveyancing solicitors - not the ones that will give their negotiator at the agency a introducer fee or hit his conveyancing figures set by head office.

Expecting to sign contracts shortly on a garden flat in Earls Barton. Conveyancing lawyers assured me that they are sending me a report on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in Earls Barton should include some of the following:

What options are open to you if an adjoining owner is in violation of a provision in their lease? Ground rent - what is payable and when you need to pay, and be on notice if this is subject to change Repair and maintenance of the premises The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.

I invested in buying a basement flat in Earls Barton, conveyancing formalities finalised in 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Earls Barton with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2088

With 63 years remaining on your lease the likely cost is going to span between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.