We are purchasing a 1 bedroom apartment in Temple Mills with a mortgage. We have a Temple Mills lawyer, but the bank says she’s not on their "panel". It appears that we have no option but to select one of the mortgage company panel conveyancing practices or retain our Temple Mills conveyancer and pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Temple Mills conveyancing solicitor to apply to be on the conveyancing panel.
Why is leasehold purchase conveyancing in Temple Mills costs more?
The conveyancing fees for a leasehold premises in Temple Mills is often more expensive than on a freehold residence. This is due to the extra work required in dealing with the landlord and managing agents to obtain information concerning whether the rent and maintenance fee have been paid and whether there are any significant expenditure in the near future on repairs or maintenance of the block.
What will a local search inform me regarding the property we're buying in Temple Mills?
Temple Mills conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search is essential in every Temple Mills conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
Am I better off to appoint a Temple Mills conveyancing solicitor in close proximity to the house I am hoping to buy? I have an old university friend who can carry out the legal work however they are based 400miles away.
The benefit of a high street Temple Mills conveyancing firm is that you can drop in to sign paperwork, hand in your identification documents and apply pressure on them where appropriate. Having local Temple Mills know how is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and in the main were impressed that should trump using an unknown Temple Mills conveyancing solicitor just because they are based in the area.
I own a leasehold flat in Temple Mills. Conveyancing and Clydesdale mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Temple Mills who acted for me is not around. What should I do?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to instruct a Temple Mills conveyancing solicitor to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a garden flat in Temple Mills, conveyancing formalities finalised December 2008. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Temple Mills with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2085
With just 66 years unexpired the likely cost is going to span between £12,400 and £14,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.