Souldinstructing a Grange Over Sands conveyancing solicitor make the ownership transfer smoother?

Generally conveyancing lawyers in your neck of the woods will benefit from strong connections with your local authority, which can help with the Grange Over Sands conveyancing searches that your solicitor will inevitably need. It can only assist if they have existing connections with the Local Land Registry Office your area Grange Over Sands, other conveyancers in the location and Grange Over Sands Estate Agents.

I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Grange Over Sands bank branch on various occasions and was told it wasn't an issue and they would lend. My Grange Over Sands conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they would not lend based on their specific requirements. Who do I believe?

Provided that the lawyer is on the bank approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 left on the lease.

I recently had an offer agreed on a house in Grange Over Sands. My mortgage broker suggested a property lawyer. I paid an on account payment of £175. Soon after, the solicitor called me embarrassingly acknowledging that they were not on the Nottingham 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 Nottingham 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.

Barclays have agreed my mortgage in principle, my offer on a flat in Grange Over Sands has been agreed to, what are the next steps?

Your property agent will need to know who your solicitors are (make sure the conveyancing practitioners are on the lender’s approved list). Call up Barclays or the financial adviser and finalise any appropriate paperwork. Barclays will appoint a valuer who will get in touch with the estate agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average a week to get a mortgage offer. Barclays will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Grange Over Sands.

As co-executor for the estate of my uncle I am selling a property in Swansea but I am based in Grange Over Sands. My lawyer (who is 300 kilometers awayhas requested that I sign a statutory declaration before completion. Can you recommend a conveyancing practitioner in Grange Over Sands to witness and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are based in Grange Over Sands

I work for a busy estate agency in Grange Over Sands where we have witnessed a few flat sales put at risk due to leases having less than 80 years remaining. I have received contradictory information from local Grange Over Sands conveyancing firms. Please can you shed some light as to whether the owner of a flat can instigate the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I purchased a ground floor flat in Grange Over Sands, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Grange Over Sands with over 90 years remaining are worth £201,000. The ground rent is £45 invoiced annually. The lease expires on 21st October 2088

With only 65 years left to run the likely cost is going to span between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.

I am short of a 10% deposit on my apartment purchase in Grange Over Sands , but I am anxious go ahead. What can I do?

One option is to try and accept a lesser deposit. Many property owners will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute