We previously chose solicitors located in Lound on the RBS solicitor approved list. They are now charging me an additional charge for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee set by RBS?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This charge is not dictated by RBS but by your Lound solicitor. Numerous firms on the RBS panel will levy ’dealing with mortgage’ fee but many firms include it on their overall fee.

We have agreed to purchase a house in Lound. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?

As you are obtaining a mortgage with Leeds Building Society your lawyer must comply with the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Leeds Building Society where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Lound.

I can not work out if my lender requires a lease extension. I have called my Lound building society branch on a couple of occasions and was advised it wasn't an issue and they would lend. My Lound conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. I simply don't know who is right.

Your property lawyer must comply with the CML Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Various web forums that I have frequented warn that are a common cause of obstruction in Lound conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Lound.

I am looking for a flat up to £195,000 and found one close by in Lound I like with a park and railway links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Lound in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

I only have 72 years unexpired on my lease in Lound. I now wish to extend my lease but my landlord is absent. What options are available to me?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have used your best endeavours to track down the landlord. In some cases a specialist may be helpful to try and locate and to produce an expert document which can be used as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor both on devolving into the landlord’s absence and the vesting order request to the County Court covering Lound.

Lound Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing

If a Lound lease has less than 80 years it will affect the marketability of the property. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of what this will be. For most Loundlease extensions you would be required to have been the owner of the property for two years before you are eligible to carry out a lease extension. Many Lound leasehold flats will be liable to pay a service bill for the upkeep of the building invoiced by the landlord. Should you acquire the apartment you will have to pay this amount, usually in instalments accross the year. This can vary from two or three hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a rentcharge for you to pay yearly, normally this is not a large figure, say about £25-£75 but you need to check as occasionally it could be prohibitively expensive. Is there a share of the freehold?

Why is New Build conveyancing in Lound more expensive?

Conveyancing in Lound for newly converted or new build homes often involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as supplemental questions and contractual concerns.