I am getting a offer of a home loan from Lloyds. I would like to employ the services of a Licensed Conveyancer in Long Eaton. Does the Lloyds Solicitor panel allow for conveyancers regulated by the CLC?

The Lloyds conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

As someone clueless as to the Long Eaton conveyancing process what’s your top tip you can give me concerning the ownership transfer in Long Eaton

Not many law firms shout this from the rooftops but conveyancing in Long Eaton or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and other parties involved in the ownership transfer. For instance, the seller, property agent and sometimes a bank. Appointing a solicitor for your conveyancing in Long Eaton is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose role it is to protect your legal interests and to protect you.

Every so often a third party with a vested interest may try and convince you that you should follow their advice. For instance, the property agent may claim to be helping by suggesting your solicitor is dragging his heels. Or your mortgage broker may try to convince you to do something that is against your lawyers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Can you help - my lawyer advises that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Long Eaton?

The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and Barnsley Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

Is it the case that all Long Eaton solicitor firms on the UBS conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the UBS approved list of solicitors they would need to be governed by the SRA. Many banks do allow licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.

I currently have a mortgage with Nottingham for my property in Long Eaton. Conveyancing has been completed 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?

You must advise Nottingham prior to letting out your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel solicitor.

My wife and I purchased a leasehold flat in Long Eaton. Conveyancing and Nottingham Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Long Eaton who previously acted has long since retired. Do I pay?

The first thing you should do is make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to incur the fees of a Long Eaton conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Long Eaton Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

Most Long Eaton leasehold flats will have a service bill for the upkeep of the block invoiced by the landlord. Should you acquire the flat you will have to meet this contribution, normally periodically accross the year. This could be anything from two or three hundred pounds to thousands of pounds for blocks with lifts and large common grounds. In all likelihood there will be a rentcharge for you to pay yearly, normally this is not a significant amount, say around £25-£75 but you should to check as sometimes it can be many hundreds of pounds. The best form of lease structure is where the freehold reversion is in the ownership of the leaseholders. In this arrangement the tenants benefit from control and even though a managing agent is frequently retained if the building is larger than a house conversion, the managing agent is directed by the tenants. Who manages the building?

A conveyancing company dealt with my conveyancing in Long Eaton four years ago having retained my registration documents but has since been shut down – What steps do I now take to get hold of these?

Deeds, as such, are no longer appropriate for most properties in Long Eaton are archived digitally at Land Registry. Should you need to prove evidence of proprietorship or are selling or re-mortgaging your conveyancer will need to obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.