I am hoping to receive a offer of a home loan from Lloyds. I would like to retain the legal services of a Licensed Conveyancer in Rufford. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?

The Lloyds approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Our conveyancer has identified a defect with the lease for the apartment we are buying in Rufford. The other side have put forward title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer says that he must ensure that the bank is content with this solution. Who is the client here, us or the bank?

Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the lender are the client. The appropriate lender provisions must be adhered to.

I purchased my home on 9 April and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Rufford expressed confidence that it would be formalised in a couple of weeks. Are titles in Rufford uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Rufford registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and whether the Land registry must send notices to any third parties. As of today in the region of 80% of submission are fully dealt with within 12 days but some can be subject to protracted hold-ups. Registration occurs once the purchaser has moved in to the property so post completion formalities is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.

I opted to have a survey carried out on a house in Rufford in advance of instructing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies may refuse to issue a mortgage on this type of premises.

It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Rufford. Conveyancing will be smoother if you use a solicitor in Rufford especially if they are familiar with such properties in Rufford.

Completion is due on our sale of a £350,000 maisonette in Rufford in nine days. The landlords agents has quoted £312 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Rufford?

Rufford conveyancing on leasehold maisonettes usually requires the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is not legally bound to respond to these enquiries the majority will be content to assist. They are entitled to invoice a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is £350, in some cases it is above £800. The management information fee levied by the landlord must be sent together with a synopsis of rights and obligations in relation to administration fees, otherwise the charge is not strictly payable. Reality however dictates that you have no choice but to pay whatever is demanded should you wish to complete the sale of your home.

I invested in buying a basement flat in Rufford, conveyancing formalities finalised in 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Rufford with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease runs out on 21st October 2082

With 57 years remaining on your lease the likely cost is going to be between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.