Is there a list of Leeds Building Society panel conveyancers in Llanmartin on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. Very few lending institutions make their panel listings available online. Where you are in need of a Llanmartin conveyancer on the Leeds Building Society please use our facility.

We have agreed to purchase a house in Llanmartin. An unusual aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Nottingham your lawyer must follow the conveyancing instructions set out in Section 2 of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Nottingham where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties countrywide and is not restricted to Llanmartin.

I have finally had an offer on an apartment in Llanmartin accepted, the owners do however have a connected purchase. The vendors have placed an offer on a property, however it’s not yet agreed to, and are looking at other properties booked. I have instructed a high street conveyancing solicitor in Llanmartin. What should be my next step? At what stage should I apply for the mortgage with Leeds Building Society?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Llanmartin conveyancing search costs, etc). The first thing to do is check that your lawyer is on the Leeds Building Society conveyancing panel. Concerning the subsequent phase this very much depends on the uniqueness of your case, attraction to this property and on the state of the market. During a hot market some home buyers will apply for a home loan with Leeds Building Society and pay for the valuation and only if it comes back ok would they pay their property lawyer to press on with searches.

I have a renovated Victorian property in Llanmartin. Conveyancing lawyer acted for me and Nationwide Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Llanmartin and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing practitioner who completed the work.

I am buying my first flat in Llanmartin with a loan from Aldermore. The sellers would not move on the amount so I negotiated 6k of extras instead. The house builders rep told me not reveal to my conveyancer about this deal as it will impact my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I decided to have a survey completed on a property in Llanmartin before retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some banks tend not issue a mortgage on such a property.

It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Llanmartin. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Llanmartin to see if the conveyancing will be more expensive.

Can you offer any advice when it comes to finding a Llanmartin conveyancing practice to carry out our lease extension conveyancing?

When appointing a solicitor for lease extension works (regardless if they are a Llanmartin conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Llanmartin conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:

If they are not ALEP accredited then why not?

I am the registered owner of a ground floor flat in Llanmartin, conveyancing formalities finalised July 2009. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Llanmartin with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease terminates on 21st October 2074

With only 55 years remaining on your lease the likely cost is going to span between £31,400 and £36,200 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.