My property lawyer in Elland is not listed on the Platform Home Loans Ltd Solicitor Panel. Can I still retain my prefered solicitor even though they are excluded from the Platform Home Loans Ltd list of approved lawyers?
The limited options open to you here include:
- Carry on with your existing Elland lawyers but Platform Home Loans Ltd will need to retain a lawyer on their panel. This will inevitably rack up the total legal fees and cause frustration.
- Find a new lawyer to to deal with the purchase, remembering to check they are Convince your lawyer to use their best endeavours to join the Platform Home Loans Ltd conveyancing panel
I need some expedited conveyancing in Elland as I am faced with an ultimatum to exchange contracts in less than one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a mortgage free purchaser you have the choice not to do searches although no conveyancer would advise that you don't. Drawing on years of experience of conveyancing in Elland the following are examples of what can appear and adversely affect future mortgageability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Road Schemes,...
I have been on the look out for a leasehold apartment up to £305k and found one near me in Elland I like with open areas and railway links in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Elland for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan the shortness of the lease will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
My fiance and I may need to sub-let our Elland garden flat temporarily due to a career opportunity. We instructed a Elland 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 allows us to sublet. How do we find out?
Notwithstanding that your last Elland conveyancing lawyer is not available you can review your lease to see if it allows you to sublet the premises. The accepted inference is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you must obtain consent from your landlord or other appropriate person in advance of subletting. This means that you cannot sublet without first obtaining permission. The consent should not be unreasonably withheld. If your lease does not allow you to sublet you will need to ask your landlord for their consent.
I inherited a 1st floor flat in Elland, conveyancing was carried out July 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Elland with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease finishes on 21st October 2082
With 63 years unexpired we estimate the premium for your lease extension to be between £16,200 and £18,600 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 a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
My lawyers in Elland have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.