Is there a list of Nationwide panel conveyancers in Lydiate on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings open the public over the internet. If you are in need of a Lydiate property lawyer on the Nationwide please use our facility.

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

As you are obtaining a mortgage with Bank of Ireland your lawyer must check the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease does not meet these conditions. The requirements relate to the installation of panels on properties nationwide and is not limited to Lydiate.

I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Lydiate solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Lydiate postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Lydiate.

I'm purchasing my first flat in Lydiate with a loan from Barclays . The sellers would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not reveal to my lawyer about the extras as it would adversely affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What does commercial conveyancing in Lydiate cover?

Non domestic conveyancing in Lydiate covers a broad array of advice, offered by qualified solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

I need to appoint a conveyancing solicitor for sale conveyancing in Lydiate. I've stumble upon a site which appears to be the perfect offering If it is possible to get all the legals done via email that would be preferable. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

My wife and I may need to let out our Lydiate ground floor flat temporarily due to taking a sabbatical. We instructed a Lydiate conveyancing practice in 2004 but they have since shut and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Notwithstanding that your last Lydiate conveyancing solicitor is no longer available you can check your lease to see if you are permitted to let out the premises. The accepted inference is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you need to obtain consent via your landlord or some other party in advance of subletting. The net result is that you cannot sublet in the absence of prior permission. Such consent must not not be unreasonably turned down. If the lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

I invested in buying a leasehold flat in Lydiate, conveyancing formalities finalised in 2008. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Lydiate with a long lease are worth £190,000. The average or mid-range amount of ground rent is £65 per annum. The lease finishes on 21st October 2086

With only 61 years unexpired we estimate the premium for your lease extension to be between £18,100 and £20,800 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.