My husband and I are purchasing a 3 bedroom apartment in Long Itchington with a mortgage. We have a Long Itchington lawyer, but the bank says she’s not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Long Itchington lawyer and pay for one of their panel ones to represent them. We regard this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you 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 Long Itchington conveyancing lawyer to apply to be on the conveyancing panel.

What is your number one tip for choosing a conveyancing solicitor in Long Itchington

Do not opt for the cheapest Long Itchington conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I just bought a property at auction in Long Itchington. Conveyancing is necessary. What happens now?

Given that you are now exchanged you should instruct a conveyancing practitioner quickly as you are faced with a tight deadline in which to complete the deal. Every auction property should have an associated legal pack. This will likely include most,if not all of the paperwork that your lawyer requires. If you have purchased leasehold premises the auction pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You must give this to the conveyancer working for you at the earliest opportunity. You also need to ensure that you have funds organised to complete on the date specified in the contract.

Does a directory service exist listing Nationwide panel conveyancers in Long Itchington on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings visible online. Where you are seeking to appoint a Long Itchington lawyer on the Nationwide please make the most of our facility.

Are there restrictive covenants that are commonly identified during conveyancing in Long Itchington?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Long Itchington. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

How does the Landlord & Tenant Act 1954 affect my business premises in Long Itchington and how can you help?

The 1954 Act affords protection to commercial tenants, giving them the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Long Itchington

I am attracted to a two maisonettes in Long Itchington both have in the region of fifty years left on the lease term. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold flat in Long Itchington is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the salability of the property. The majority of buyers and mortgage companies, leases with less than eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Long Itchington conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Long Itchington Conveyancing for Leasehold Flats - Examples of Questions you should consider before Purchasing

Generally speaking the cost for major works are not built into the maintenance charges, albeit that some managing agents in Long Itchington require leaseholders to pay into a sinking fund created for the specific intention of establishing a fund for larger repairs or maintenance. Does the lease have onerous restrictions? Who manages the block?