What is the difference between a licensed conveyancer and conveyancing solicitor in Frant

There are many registered licenced Conveyancers in Frant and Solicitor partnerships in Frant who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. They may both also deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I can not work out if my lender requires a lease extension. I have called into my local Frant building society branch on numerous occasions and was told it wasn't a problem and they will lend. My Frant conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Provided that the conveyancer is on the bank panel, she or he must adhere to the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

After weeks of negotiation I have agreed a price on a house in Frant. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £150. Shortly after, the lawyer called me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Will my lawyer be raising enquiries concerning flooding as part of the conveyancing in Frant.

Flooding is a growing risk for lawyers specialising in conveyancing in Frant. Plenty of people will acquire a property in Frant, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, but there are a number of checks that can be initiated by the purchaser or by their solicitors which will give them a better understanding of the risks in Frant. The standard information sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to discover if the property has ever been flooded. If flooding has previously occurred which is not disclosed by the vendor, then a purchaser could bring a claim for damages as a result of such an incorrect response. The buyer’s solicitors should also commission an environmental report. This should indicate whether there is any known flood risk. If so, more detailed investigations will need to be initiated.

Me and my brother own a terraced Victorian house in Frant. Conveyancing practitioner acted for me and Nottingham Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Frant and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing practitioner who conducted the work.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Frant is where the house is located. Can you shed any light on this issue?

Flying freeholds in Frant are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Frant you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frant 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 property.

I today plan to offer on a house that seems to be perfect, at a reasonable figure which is making it more attractive. I have since discovered that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Frant. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

Most houses in Frant are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Frant so you should seriously consider looking for a Frant conveyancing practitioner and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your conveyancer should report to you on the legal implications.

I bought a garden flat in Frant, conveyancing having been completed 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Frant with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease terminates on 21st October 2097

With just 71 years unexpired the likely cost is going to range between £9,500 and £11,000 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed 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 considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.