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Find a Middleton St George Conveyancing Solictior on Your Lender’s Panel

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

Only LenderPanel.com provides a subset of authorised Middleton St George conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Middleton St George

I am hoping to receive a mortgage with Halifax. I hope to retain the legal services of a Licensed Conveyancer in Middleton St George. Does the Halifax Solicitor panel allow for Licensed Conveyancers?

The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

I purchased my home on 4 November and my personal details are still not registered. Need I be worried? My conveyancing solicitor in Middleton St George expressed confidence that it should be registered inside ten days. Are titles in Middleton St George particularly slow to register?

There is nothing unique about conveyancing in Middleton St George registration formalities. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether it is in order and if the Land registry need to notify any 3rd parties. As of today in the region of 80% of such applications are fully addressed in less than three weeks but some can be subject to protracted delays. Registration takes place after the buyer is living at the premises so an expedited registration is not usually top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.

I am purchasing a new build house in Middleton St George benefiting from help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not inform my solicitor about this side-deal as it may affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Middleton St George is where the house is located. What do you suggest?

Flying freeholds in Middleton St George are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Middleton St George you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Middleton St George may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am looking at a couple of apartments in Middleton St George both have approximately 50 years left on the lease term. Should I regard a short lease as a deal breaker?

A lease is a right to use the property for a prescribed time frame. As a lease shortens the marketability of the lease deteriorates and results in it becoming more costly to acquire a lease extension. This is why it is advisable to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease extension can be a difficult process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this area.

I purchased a 1st floor flat in Middleton St George, conveyancing having been completed 6 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Middleton St George with a long lease are worth £176,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2102

With 80 years unexpired the likely cost is going to span between £8,600 and £9,800 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 renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.

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