I am obtaining a mortgage with Halifax. My intention is to retain the legal services of a Licensed Conveyancer in Saltney. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are selling our apartment in Saltney. Does my lawyer need to be required to be on the Nottingham conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Nottingham conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
I am intent on selling our home in Saltney and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Saltney. We have lived in Saltney for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
My husband and I are new to the buying process - agreed a price, yet the selling agent advised that the seller will only proceed if we instruct their preferred solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a family conveyancer used to conveyancing in Saltney
We suspect that the seller is not behind this requirement. If they require ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Saltney conveyancing solicitors - rather thanthe ones that will earn the estate agent a referral fee or hit his conveyancing thresholds pre-set by senior management.
I am employed by a busy estate agency in Saltney where we have experienced a few leasehold sales put at risk as a result of short leases. I have received contradictory information from local Saltney conveyancing solicitors. Could you clarify whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is 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 at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 purchaser.
I am the registered owner of a 1st floor flat in Saltney, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Saltney with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease finishes on 21st October 2085
With just 66 years left to run we estimate the price of your lease extension to be between £12,400 and £14,200 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.