Do I select a Licenced Conveyancer or Solicitor for conveyancing in Glossop?

Two types of professional can carry out conveyancing in Glossop namely CLC regulated conveyancers or solicitors. The two can handle the legal services that you need to complete the disposal or purchase of property. Both are required to handle Glossop conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that all requisite steps should be appropriately adhered to.

My aunt advised me that in buying a property in Glossop there could be various restrictions affecting the ability to carry out external changes to a property. Is this right?

We are aware of a number of properties in Glossop which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Glossop should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Glossop building society branch on a couple of occasions and was informed it wasn't a problem and they will lend. My Glossop conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. Who do I believe?

The lawyer has to follow the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

It has been five months since my purchase conveyancing in Glossop concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Glossop is the location of the property. What do you suggest?

Flying freeholds in Glossop are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Glossop you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Glossop may ascertain 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.

My wife and I may need to sub-let our Glossop basement flat temporarily due to a career opportunity. We instructed a Glossop conveyancing firm in 2003 but they have closed and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your last Glossop conveyancing lawyer is not around you can check your lease to check if you are permitted to let out the apartment. The accepted inference is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you must obtain consent from your landlord or other appropriate person prior to subletting. This means that you cannot sublet without prior consent. Such consent must not not be unreasonably turned down. If the lease prohibits you from subletting the property you should ask your landlord for their consent.

I purchased a garden flat in Glossop, conveyancing having been completed March 2012. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Glossop with over 90 years remaining are worth £197,000. The ground rent is £55 charged once a year. The lease runs out on 21st October 2080

You have 55 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

Me and my partner are purchasing a 2 bedroom first floor flatin Glossop with a residential mortgage from a bank. We have selected a solicitor in Glossop however our lender advise she’s not approved on their "panel". We have to appoint from the our mortgage company panel firms or stay with our Glossop conveyancer and incur the extra costs for one of their panel ones to represent our lender. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The bank home loan offered to you is subject to conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. Until recently, most banks had large numbers of law firms on their panels, including most conveyancing solicitors in Glossop : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your mortgage company.