My Solicitor in Roade is not on the Halifax Approved Panel. Is it possible for me to retain my prefered solicitor even though they are not on the Halifax list of approved lawyers?
The limited options open to you here include:
- Carry on with your existing Roade lawyers but Halifax will need to instruct a lawyer on their list of acceptable firms. This will result in additional overall conveyancing charges and result in frustration.
- Find a new practitioner to act in the purchase, obviously checking they are Persuade your solicitor to do everything within their powers to join the Halifax conveyancing panel
I am helping my mother sell her flat in Roade. Does the solicitor commission the energy performance certificate or it is for the owner to coordinate?
After the abolition of HIPs, EPC’s became a mandatory component of moving house. An energy assessment should be commissioned prior to the property being advertised. It is not as aspect of the sale process that solicitors normally arrange. Where you are using a Roade conveyancing practitioner they may be able to arrange energy performance certificates due to their relationships with reputable Roade accredited person
Last month we had a mortgage agreed in principle with Nottingham. Roade conveyancing solicitors are chosen. How long does it take for Nottingham to forward the offer to the property lawyer?
Some lenders take longer than others. Have Nottingham completed the survey? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have instructed a Roade lawyer having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 solicitor 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 Roade postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Roade.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one round the corner in Roade I like with open areas and station in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in Roade suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term may be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could request that they 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 consult your conveyancing solicitor about this matter.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Roade and how can you help?
The 1954 Act provides a safeguard to commercial leaseholders, giving them the dueness to apply to court for a renewal lease and remain in occupation at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and handle your commercial conveyancing in Roade
Would local authority consent be needed to split a house into multiple appartments in Roade? This has been carried out to a house next door to a friend in Roade and was not aware of the conversion until after the works were done.
Planning permission is required for splitting a single dwelling in Roade into flats but possibly not for converting back to single dwelling-house so, in answer to your question, yes,a it is required.