We are purchasing a flat and need a conveyancing solicitor in Longhope who is on the RBS solicitor panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Longhope.

When it comes to mortgage companies such as Co-operative, do Longhope solicitors face a fee to be on the list of approved solicitors?

We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

My husband and I have organised the release of further funds on our home loan from Leeds Building Society as we wish to conduct alterations to our house in Longhope. Do we need to choose a high street Longhope solicitor on the Leeds Building Society conveyancing panel to deal with the legals?

Leeds Building Society do not ordinarily instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.

I have today made my last payment due on my mortgage with Principality. I assume I don't need a Longhope conveyancer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

How does conveyancing in Longhope differ for newly converted properties?

Most buyers of new build or newly converted property in Longhope approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Longhope typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Longhope or who has acted in the same development.

Is it possible to swap conveyancer as I need to appoint one who is on the Virgin Money conveyancing panel. I was using a local conveyancing solicitor in Longhope five minutes from me but the firm is not approved by Virgin Money

We will our best to assist in finding you a conveyancing solicitor in Longhope on the Virgin Money panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Longhope. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Longhope.

I work for a busy estate agent office in Longhope where we see a number of flat sales jeopardised due to short leases. I have received inconsistent advice from local Longhope conveyancing firms. Please can you shed some light as to whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Longhope - Sample of Queries before Purchasing

Is the freehold owned jointly by the leaseholders? Its a good idea to find out as much as you can concerning the company managing the building as they can either make your life much easier or uncomfortable. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to daily matters such as the upkeep of the communal areas. Enquire of other tenants whether they are happy with their service. Finally, find out the dates that the service charges are due to the managing agents and precisely what it includes. What is the annual service fee and ground rent?