I am not well enough to travel far from Somerstown. Can you please clarify why all Somerstown conveyancers are not on all bank panels?

Even though it may seem unfair for lenders to limit who can represent them, from the public’s or solicitor’s point of view, the other side of the coin is that banks are becoming ever more anxious and regard it vital to defend themselves against illegal activities. As a consequence of this concern mortgage companies are limiting their conveyancing panel to a size that they are happy to control.

We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather instruct a Somerstown based conveyancing firm?

Do check but the the likelihood is that allocate you one of their panel solicitors where you want the "fee-free" offer. Contact the lender and ask if they offer you a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Somerstown.

The estate agent has sent us the confirmation of our purchase of a new build flat in Somerstown. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Somerstown

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I've found a house that seems to be perfect, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Somerstown. Conveyancing advisers have not yet been instructed. Will they explain the issues?

Most houses in Somerstown are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Somerstown in which case you should be looking for a Somerstown conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’sconsent to carry out alterations. You may also be required to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your lawyer should appraise you on the various issues.

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Somerstown conveyancing firm to assist?

if there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the LVT to make a decision on the amount due.

An example of a Lease Extension matter before the tribunal for a Somerstown premises is Flat 120, Clare Court Judd Street in August 2013. the Tribunal held that the premium to be paid for the extension of the lease should be £64,650 This case related to 1 flat. The unexpired term was 62.79 years.

We had our mortgage agreed in principle yesterday with our bank. We instructed a long established conveyancer in Somerstown last week. This morning, our mortgage adviser contacted us saying that the bank said that we cannot use our solicitor as they aren't on their panel. As FTB's, we did not have a clue that the lender had a say Is this allowed?

You are permitted to appoint any property lawyer you wish to appoint including the said conveyancer in Somerstown nevertheless if your bank aren't happy with them you would have to pay an extra fee so the bank can instruct their own lawyers. It may be possible your preferred conveyancing firm to get added to the lender panel. Do make the most of internet search facilities including lenderpanel.com to find a conveyancing solcitor in Somerstown on the lender panel. You can go into your high street lender branch in Somerstown. They will know some good conveyancing solicitors in Somerstown on the lender panel.