is it true that all Loughton solicitors on the Clydesdale conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.

I am purchasing a property in Loughton. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?

Given that you are obtaining a mortgage with Co-operative your lawyer must follow the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Co-operative where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties countrywide and is not isolated to Loughton.

We expect to receive a AIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Loughton solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Loughton solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

I require fast conveyancing in Loughton as I am under pressure to complete within 3 weeks. A home loan is not required. Can I avoid the conveyancing searches to save money and time?

If.Given you are not taking a mortgage you are at liberty not to do searches although no solicitor would suggest that you don't. Drawing on our experience of conveyancing in Loughton the following are examples of issues that can show up and adversely impact future saleability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...

How does conveyancing in Loughton differ for newly converted properties?

Most buyers of new build residence in Loughton contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because developers in Loughton tend to buy 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 property lawyers 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 Loughton or who has acted in the same development.

I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Loughton I like with amenity areas and transport links nearby, however it's only got 51 years on the lease. I can't really find anything else in Loughton suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.

We expect to complete our sale of a £400,000 apartment in Loughton in seven days. The management company has quoted £360 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Loughton?

Loughton conveyancing on leasehold flats usually results in administration charges invoiced by freeholders :

Completing conveyancing due diligence enquiries Where consent is required before sale in Loughton Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Loughton leasehold property is £350. For Loughton conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

I have given up trying to purchase the freehold in Loughton. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most definitely. We are happy to put you in touch with a Loughton conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Loughton property is 201 & 201a St. Barnabas Road in October 2013. The Tribunal decided that the price to be paid by the Applicants for the freehold interest is £20,071. This case affected 2 flats. The remaining number of years on the lease was 69.26 years.