I am in need of a property lawyer. Should I go for for an online conveyancer rather than a family Louth conveyancing solicitor?

Louth is a unique place, where neighbourhood insight is a big bonus. The laid-back lifestyle has it’s attractions – but not when it comes to your conveyancing. The conveyancers that we work with display deep Louth insight with a proactive, can doapproach that ensures everything runs smoothly. It is a definite plus if they benefit from good rapport with financial advisers, local authorities, surveyors and other Louth conveyancing practices

Our solicitor has discovered a defect with the lease for the property we are buying in Louth. The seller’s lawyers have offered defective title insurance as a solution. We are content with insurance and will pay for it. Our solicitor has advised that he must be satisfied that the lender is willing to move forward with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I had intended to instruct a property lawyer in Louth for our home move. Our broker informed us that our mortgage lenders Nationwide Building Society won't deal with them. Surely this is unduly restrictive?

Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all Louth conveyancing firms would have been on many lender panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms about their operations and the individuals who work for them and set certain criteria such a completing on a minimum volume of conveyancing. Many Louth conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Louth is one of the thousands of locations where the solicitors we recommend are members of the panel for Nationwide Building Society.

What makes your site different to other web based conveyancing brokers for conveyancing in Louth?

At this site secure an accurate quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Louth. Unlike many estate agents and brokerage sites we do not have commission arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the highest kickback, rather than the best value conveyancing in Louth

My husband and I may need to sub-let our Louth garden flat temporarily due to a career opportunity. We instructed a Louth conveyancing practice in 2004 but they have since shut and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your previous Louth conveyancing lawyer is not available you can check your lease to check if you are permitted to let out the premises. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you must seek consent via your landlord or some other party before subletting. The net result is that you cannot sublet without first obtaining consent. Such consent is not allowed to be unreasonably turned down. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

I am the registered owner of a 1 bedroom flat in Louth, conveyancing formalities finalised 4 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Louth with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2086

With just 61 years remaining on your lease we estimate the premium for your lease extension to span between £19,000 and £22,000 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.