I am considering remortgaging my house in Stone Cross, does my lawyer have to be on the Aldermore Conveyancing panel?

There is nothing to stop you using your solicitor, but Aldermore will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Are all Stone Cross Conveyancing Quality Solicitors on the Nationwide conveyancing list of approved firms?

It is true that some banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

Does a directory service exist listing Clydesdale panel conveyancers in Stone Cross on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of lenders make their panel listings viewable on the web. If you are in need of a Stone Cross conveyancer on the Clydesdale please use our facility.

Can I be sure that the Stone Cross conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Stone Cross getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your transaction.

I need some fast conveyancing in Stone Cross as I have pressure to complete in less than 2 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save fees and time?

As you are are a mortgage free buyer you have the choice not to have searches conducted although no conveyancer would advise that you don't. With lots of history conveyancing in Stone Cross the following are examples of issues that can appear and adversely impact future saleability: Enforcement Notices, Overdue Fees, Overdue Grants, Railway Schemes,...

I have been on the look out for a leasehold apartment up to £305k and identified one round the corner in Stone Cross I like with amenity areas and railway links nearby, the downside is that it's only got 52 years on the lease. There is not much else in Stone Cross suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

I am a negotiator for a long established estate agent office in Stone Cross where we have witnessed a few flat sales put at risk as a result of short leases. I have received inconsistent advice from local Stone Cross conveyancing solicitors. Please can you shed some light as to whether the owner of a flat can start the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Stone Cross Leasehold Conveyancing - Examples of Queries Prior to Purchasing

You should want to find out as much as you can concerning the company managing the building as they can either make your life much easier or uncomfortable. As the owner of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to every day issues like the upkeep of the communal areas. Enquire of other tenants if they are happy with them. Finally, investigate as to the dates that the maintenance fees are due to the managing agents and precisely how they are spending the funds. What is the the remaining lease term? The answer will be helpful as a) areas could result in problems in the building as the communal areas may start to deteriorate if maintenance are not paid for b) if the leasehold owners have a dispute with the running of the building you will need to have all the details