How up to date is your database of Shirebrook solicitors on the Clydesdale conveyancing panel? Do Clydesdale send you an updated list?
Shirebrook conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
When it comes to lenders such as Nottingham, do Shirebrook solicitors incur a fee to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
The formalities of my remortgage has taken place for my property in Shirebrook. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
It is unclear whether my lender requires a lease extension. I have telephoned my Shirebrook bank branch on numerous occasions and was advised it wasn't a problem and they will lend. My Shirebrook conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their specific requirements. I have no idea who is right.
As long as the conveyancing practitioner is on the mortgage company approved list, they must follow the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one near me in Shirebrook I like with open areas and railway links nearby, the downside is that it's only got 49 years on the lease. I can't really find anything else in Shirebrook in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan the remaining unexpired lease term will likely be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
I want to sublet my leasehold apartment in Shirebrook. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Your lease governs relations between the landlord and you the flat owner; specifically, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Shirebrook do not prevent subletting altogether – such a provision would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I purchased a basement flat in Shirebrook, conveyancing having been completed March 2006. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Shirebrook with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2086
With just 66 years left to run the likely cost is going to range between £12,400 and £14,200 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
I have noted on various online forums that when choosing a conveyancing lawyer they must be approved by your mortgage company. It happens to be my first house move but I have an offer in principle with Virgin Money and I already have a high street conveyancing solicitor in Shirebrook in place. Can HSBC insist on an approved conveyancer to be instructed? If so, where do I find that list for my conveyancing in Shirebrook?
You should instruct a solicitor that is on the HSBC panel. Just telephone your preferred Shirebrook conveyancing lawyer to check if they are on the HSBC panel. If they are not approved you have numerous options available to you here:
- Proceed with your chosen Shirebrook lawyer but HSBC will undoubtedly appoint a lawyer from their approved list. The net result is additional fees and potential interruption.
- Choose a fresh solicitor to act in the purchase, ensuring that they are on the HSBC conveyancing panel.
- Convince your solicitor to do everything within their powers to get accepted on the HSBC conveyancing panel.