My lawyer in Parbold has never been on on the Bank of Ireland Conveyancing Panel. Can I still continue with my prefered solicitor notwithstanding that they are not on the Bank of Ireland approved list?

Your options are as follows:

1. Complete the purchase with your preferred Parbold lawyers but Bank of Ireland will need to retain a solicitor on their panel. This will result in additional total legal charges and cause delays.
2. Choose an alternative practitioner to to deal with the purchase, remembering to check they are Bank of Ireland approved.
3. Try to convince your Bank of Ireland solicitor to seek to join the Bank of Ireland panel

I need some quick conveyancing in Parbold as I am under a deadline to sign on the dotted line in less than 4 weeks. Luckily I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save money and time?

If.Given you are not getting a mortgage you have the choice not to do searches although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Parbold the following are examples of issues that can show up and therefore impact market value: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...

I have recentlyfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Parbold for a purchase of a freehold house 12 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?

The easiest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Parbold conveyancing specialists.

I opted to have a survey completed on a property in Parbold prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks tend not grant a loan on this type of property.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Parbold. Conveyancing will be smoother if you use a solicitor in Parbold especially if they are accustomed to such properties in Parbold.

I work for a long established estate agent office in Parbold where we have witnessed a few flat sales put at risk due to short leases. I have received contradictory information from local Parbold conveyancing solicitors. Please can you clarify whether the vendor of a flat can start the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Parbold Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying

The best form of lease arrangement is where the freehold title is owned by the leaseholders. In this arrangement the tenants benefit from being in charge if their destiny and notwithstanding that a managing agent is often retained where the building is bigger than a house conversion, the managing agent retained by the leaseholders. It would be a good idea to investigate if the the lease contains any unreasonable restrictions in the lease. For instance it is reasonably common in Parbold leases that pets are not allowed in in a block in Parbold. If you like the propertyin Parbold however your cat can’t make the move with you then you will be faced hard choice. You should want to discover as much as possible about the company managing the block as they will affect your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to daily matters like the cleanliness of the communal areas. Enquire of other people what they think of their service. On a final note, be sure you discover the dates that you are obliged pay the maintenance charge to the managing agents and precisely what you get for your money.