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Find a Grassendale Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Grassendale? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Grassendale conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Grassendale conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Grassendale

My son is about to exchange on a new build apartment in Grassendale with a home loan from Clydesdale. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Is it the case that all Grassendale solicitor practices on the Nottingham conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be regulated by the SRA. Many banks do list licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.

We previously selected solicitors based in Grassendale on the Yorkshire BS solicitor panel. They have just billed me an additional fee for the legal aspects of the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?

Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. The fee is not dictated by Yorkshire BS but by your Grassendale solicitor. Numerous firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.

I have decided to exercise my right to buy my property in Grassendale off the council. I have a mortgage offer with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.

Are there restrictive covenants that are commonly identified during conveyancing in Grassendale?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Grassendale. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I opted to have a survey carried out on a property in Grassendale before instructing solicitors. I have been told that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies may not grant a mortgage on a flying freehold house.

It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Grassendale. Conveyancing will be smoother if you use a solicitor in Grassendale especially if they are accustomed to such properties in Grassendale.

I wish to sublet my leasehold apartment in Grassendale. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A small minority of properties in Grassendale do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I purchased a leasehold flat in Grassendale, conveyancing formalities finalised in 2012. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Grassendale with an extended lease are worth £190,000. The ground rent is £65 charged once a year. The lease ends on 21st October 2085

With 61 years remaining on your lease we estimate the premium for your lease extension to span between £19,000 and £22,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.

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Find out more about how flying freehold can affect your the value of a property.