We are getting a further advance on our home loan from Clydesdale as we wish to carry out improvements to our house in Maxton. Do we need to appoint a nearby Maxton solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale do not ordinarily appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
I am purchasing a property in Maxton. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?
As your lender is Lloyds your lawyer must check the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Lloyds where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties countrywide and is not isolated to Maxton.
After what feels like an age I have had an offer on an apartment in Maxton accepted, but there is a chain. The owners have placed an offer on a property, but it’s not yet tied up, and have viewings of other apartments booked. I have chosen a local conveyancing solicitor in Maxton. What should be my next step? At what stage do I apply for the mortgage with Coventry BS?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then survey, Maxton conveyancing search fees, etc). The first thing to do is check that your property lawyer is on the Coventry BS conveyancing panel. As to the next steps this very much depends on the circumstances of your case, motivation for this property and on the state of the market. During a buoyant market some purchasers will apply for the mortgage with Coventry BS and arrange for the valuation and only if it was satisfactory would they ask their lawyer to proceed with the conveyancing in Maxton.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Maxton I like with open areas and transport links in the vicinity, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Maxton suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
We're novice buyers - agreed a price, but the property agent advised that the owners will only go ahead if we appoint their preferred solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a family conveyancer with experience of conveyancing in Maxton
We suspect that the owner is not behind this ultimatum. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you intend to use your own,trusted Maxton conveyancing solicitors - not the ones that will provide their negotiator at the agency a kickback or meet his conveyancing targets demanded by head office.
I've found a house that seems to meet my requirements, at a reasonable figure which is making it all the more appealing. I have just been informed that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Maxton. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Maxton ?
The majority of houses in Maxton are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Maxton so you should seriously consider looking for a Maxton conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’sconsent to carry out alterations. You may also be required to pay a maintenance charge towards the upkeep of the estate where the property is located on an estate. Your lawyer will appraise you on the various issues.
I am the registered owner of a ground floor flat in Maxton, conveyancing was carried out in 2011. How much will my lease extension cost? Similar properties in Maxton with a long lease are worth £171,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2097
With only 79 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
Do online conveyancing organisations do everything a high street Maxton solicitor does or do I still need to retain a solicitor for the final stages for my conveyancing in Maxton?
Where you choose an online conveyancer they should cover all the work your Maxton solicitor would cover.