We just had an offer accepted to buy with Loughborough BS. I dropped in 3 or 4 local practices but am unable to find a Totland conveyancing firm on the Loughborough BS panel. Please you help?

Please do take advantage of the find a conveyancing panel solicitor tool on this web page. Pick the mortgage company and type Totland or your preferred area and you will see numerous solicitors offices in Totland or near you.

How can we tell if a Totland conveyancing solicitor on the Clydesdale panel is any good?

When it comes to conveyancing in Totland obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.

The mortgage over my property is with UBS for my property in Totland. Conveyancing was finalised 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?

You must advise UBS in advance of letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel firm.

I was told two weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Totland is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have been on the look out for a flat up to £195,000 and identified one round the corner in Totland I like with amenity areas and transport links nearby, the downside is that it only has 51 years on the lease. There is not much else in Totland in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you need a home loan the shortness of the lease may be an issue. Reduce the price by the expected 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 ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

We are 3 weeks into a leasehold purchase having been recommend to solicitors by the estate agent to execute conveyancing in Totland. We are not happy. Could you you assist me in finding new lawyers?

They would need to be really bad in order to consider replacing them. Has the mortgage offer been sent? In the event that it has you will need to inform them of the new contact details and ensure the loan are issued to the new lawyers. Your conveyancer needs to be on the banks panel to avoid added charges and delays. That should be your first question of the new solicitors. The find a solicitor tool can help you find a lender approved solicitor for your conveyancing in Totland

I only have 68 years unexpired on my flat in Totland. I need to extend my lease but my freeholder is absent. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have done all that could be expected to locate the landlord. On the whole an enquiry agent may be helpful to carry out a search and prepare an expert document which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Totland.

Leasehold Conveyancing in Totland - Examples of Queries before buying

How many of the leaseholders are in arrears for their maintenance charge payments? The majority of Totland leasehold flats will incur a service charge for maintenance of the block set by the freeholder. Should you acquire the flat you will have to meet this liability, normally quarterly during the year. This may vary from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent to be met annual, ordinarily this is not a exorbitant sum, say approximately £50-£100 but you should to enquire it because sometimes it could be prohibitively expensive.