Please explain the implications if my lawyer’s firm is removed from the Clydesdale Conveyancing panel ahead of completing my conveyancing in Lytchett Matravers?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Is it correct that all Lytchett Matravers CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing panel?

It is true that some banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

Lloyds have agreed my mortgage in principle, my offer on a house in Lytchett Matravers has been accepted, now what?

The property agent will need to know who your solicitors are (ensure that the property lawyers are on the bank’s panel). Telephone Lloyds or the financial adviser and finish off any outstanding forms. Lloyds will instruct a valuer who will get in contact with the estate agent or vendor to book a time for the valuation to happen. Once carried out (assuming no problems) it takes about ten days to get a mortgage offer. Lloyds will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Lytchett Matravers.

My sealed bid on a detached house in Lytchett Matravers has been accepted, the owners do however have a tied purchase. The owners have placed an offer on on an apartment, however it’s not been accepted yet, and are looking at other properties booked. I have chosen a local conveyancing solicitor in Lytchett Matravers. What should be my next step? At what stage do I apply for the mortgage with Leeds Building Society?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Lytchett Matravers conveyancing search fees, etc). The first thing to do is check that your lawyer is on the Leeds Building Society approved list. Concerning the subsequent stages this very much depends on the specifics of your transaction, attraction to the property and on the state of the market. In a rising market many purchasers would apply for the mortgage with Leeds Building Society and arrange for the valuation and only if it comes back ok would they pay their lawyer to proceed with searches.

My wife and I purchased a 4 bedroom Georgian property in Lytchett Matravers. Conveyancing solicitor represented me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lytchett Matravers and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who conducted the conveyancing.

What makes your site different to other web based conveyancing solicitors for conveyancing in Lytchett Matravers?

At this site get a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Lytchett Matravers. As opposed to estate agents and many comparison sites we do not operate commission deals with solicitors. Many agents and online brokers 'recommend' solicitors who pay the highest per referral, not the best value conveyancing in Lytchett Matravers

My wife and I may need to sub-let our Lytchett Matravers basement flat temporarily due to taking a sabbatical. We instructed a Lytchett Matravers conveyancing practice in 2003 but they have closed 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?

Your lease governs relations between the freeholder and you the flat owner; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Lytchett Matravers do not contain subletting altogether – such a provision would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

I bought a 2 bed flat in Lytchett Matravers, conveyancing was carried out in 1997. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Lytchett Matravers with a long lease are worth £190,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2087

With 62 years unexpired the likely cost is going to range between £17,100 and £19,800 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.