Having been suggested to visit your service we were about to appoint conveyancing solicitor in East Leake recommended using your comparison tool but stumbled across alternative fee calculations via the web appear less pricey – why is this?

There are numerous solicitors promoting alleged £99 conveyancing, unfortunately it’s common in such cases for supplementalfees end up with the closing bill markedly uplifted. According to the Legal Ombudsman fees contained in terms of engagement should be equitable raised The law firms that we put forward for conveyancing in East Leake clearly state all charges for the property you intend tobuy.

Is there a reason why leasehold purchase conveyancing in East Leake is more expensive?

East Leake leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

Is it the case that all East Leake solicitor practices on the Lloyds conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Lloyds conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.

I am buying a property in East Leake. An unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Virgin Money your lawyer must check the formal requirements contained in Part two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook contains minimum provisions for solar panel roof-space leases, and lawyers are required to report to Virgin Money where a lease fails to satisfy these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to East Leake.

I am selling my flat. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being difficult. The East Leake solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. East Leake is the location of the property. Is there any advice you can give?

Flying freeholds in East Leake are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside East Leake you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in East Leake may decide 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 residence.

What makes a East Leake lease problematic?

There is nothing unique about leasehold conveyancing in East Leake. All leases are drafted differently and drafting errors can sometimes mean that certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Maintenance charge proportions which don’t add up to the correct percentage

You may have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Chelsea Building Society, and Nottingham Building Society all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.

East Leake Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

What prohibitions exist in the East Leake Lease? Most East Leake leasehold apartments will be liable to pay a service charge for maintenance of the building invoiced on behalf of the freeholder. Where you purchase the flat you will have to pay this liability, normally periodically during the year. This may be anything from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a ground rent for you to pay yearly, normally this is not a exorbitant figure, say approximately £25-£75 but you need to enquire it because on occasion it could be many hundreds of pounds. Does this lease have in excess of 82 years unexpired?