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Find a Northamptonshire Conveyancing Solictior on Your Lender’s Panel

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

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


Recently asked questions about conveyancing in Northamptonshire

I am about to exchange on the purchase of a house in Northamptonshire but as a consequence of damage from a small fire at the property I have was able negotiate recompense from the current proprietors in the sum of three thousand pounds in the form of a deduction in the price. This was going to be dealt with as part of amending the contract however Bank of Ireland will not permit this. Why were they informed?

Any lawyer that is on a Bank of Ireland approved list is duty bound to disclose to Bank of Ireland of any amendments to the purchase price. If you were to refuse your property lawyer to notify the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new lawyer for your conveyancing in Northamptonshire.

I was told three weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Northamptonshire is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.

After shopping around on the internet I have found a Northamptonshire conveyancing practitioner having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Northamptonshire postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Northamptonshire.

My sealed bid on a detached house in Northamptonshire has been agreed to, the sellers do however have a tied purchase. The vendors have placed an offer on on an apartment, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have instructed a high street conveyancing solicitor in Northamptonshire. What should be my next step? When do I get the mortgage application with Barclays going?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then valuation, Northamptonshire conveyancing search costs, etc). The first course of action is to ensure that your solicitor is on the Barclays approved list. As to the next stages this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. In a rising market the majority of purchasers would apply for a home loan with Barclays and arrange for the valuation and only if it comes back ok would they ask their property lawyer to move forward with the conveyancing in Northamptonshire.

Just had an offer accepted on a new build flat in Northamptonshire. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Northamptonshire

    The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I have been on the look out for a leasehold apartment up to £245,000 and found one close by in Northamptonshire I like with a park and transport links in the vicinity, however it's only got 49 years on the lease. There is not much else in Northamptonshire suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan that many years may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

I want to let out my leasehold flat in Northamptonshire. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Even though your last Northamptonshire conveyancing lawyer is not around you can check your lease to check if it allows you to sublet the apartment. The rule is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to seek permission via your landlord or other appropriate person in advance of subletting. This means that you cannot sublet without prior consent. Such consent must not not be unreasonably withheld. If the lease prohibits you from letting out the property you will need to ask your landlord for their consent.

I inherited a studio flat in Northamptonshire, conveyancing was carried out in 2012. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Northamptonshire with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease terminates on 21st October 2085

You have 61 years left to run the likely cost is going to span between £19,000 and £22,000 plus professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account 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 getting professional advice.

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