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Find a Walmley Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Walmley? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Walmley conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Walmley conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Walmley

My nephew is in the process of securing a newly built flat in Walmley with a home loan from Yorkshire BS. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Yorkshire BS conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Yorkshire BS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

When it comes to mortgage companies such as Kent Reliance, do Walmley property lawyers face a yearly amount to be on the conveyancing panel?

We are not aware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Walmley lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Nationwide has sent the Land Registry the discharge electronically, and
  3. Nationwide has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Nationwide mortgage has been paid off.

I have finally had an offer on a flat in Walmley agreed to, the sellers do however have a dependent purchase. The vendors have put an offer on a property, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have chosen a local conveyancing solicitor in Walmley. What should be my next step? When should I get the mortgage application with Nottingham going?

It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Walmley conveyancing search costs, etc). First, you must check that your lawyer is on the Nottingham conveyancing panel. Regarding the subsequent stages this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a hot market some purchasers would apply for a home loan with Nottingham and arrange for the valuation and only if it was satisfactory would they pay their lawyer to press on with the conveyancing in Walmley.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Walmley is the location of the property. Can you shed any light on this issue?

Flying freeholds in Walmley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Walmley you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Walmley may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My husband and I are new to the buying process - had an offer accepted, yet the estate agent told us that the vendor will only move forward if we appoint their chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a local conveyancer who is familiar with conveyancing in Walmley

We suspect that the seller is not behind this requirement. Should the seller desire ‘a quick sale', turning down a serious buyer is is going to put the whole deal at risk. Try to communicate with the sellers directly and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you intend to instruct your preferred Walmley conveyancing firm - not the ones that will provide the estate agent a referral fee or hit his conveyancing figures set by HQ.

I would like to sublet my leasehold apartment in Walmley. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

A small minority of properties in Walmley do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I inherited a leasehold flat in Walmley, conveyancing having been completed in 1996. Can you work out an approximate cost of a lease extension? Equivalent flats in Walmley with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease comes to an end on 21st October 2102

With just 80 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

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Find out more about how flying freehold can affect your the value of a property.