Is the fact that my conveyancer in Bagillt is not listed on my bank's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Bagillt conveyancing firm and ask them why they are no longer on the approved list for your bank.
All was ready to complete my purchase in Bagillt next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the mortgage company expect the insurance to cover?
Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not specific to conveyancing in Bagillt.
I have todayfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Bagillt for a purchase of a leasehold flat 10 months ago. How can I check that the property is not still registered in the name of the previous owner?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bagillt conveyancing specialists.
As co-executor for the estate of my grandmother I am selling a residence in Swansea but reside in Bagillt. My solicitor (approximately 235 kilometers from meneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Bagillt to witness this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Bagillt based
Having checked my lease I have discovered that there are only 68 years remaining on my flat in Bagillt. I now wish to extend my lease but my landlord is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you have made all reasonable attempts to find the landlord. On the whole an enquiry agent would be useful to try and locate and to produce an expert document to be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a solicitor both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Bagillt.
I am the registered owner of a 1 bedroom flat in Bagillt, conveyancing formalities finalised 10 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Bagillt with over 90 years remaining are worth £211,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2093
You have 68 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
My mum and dad cant seem to find their Bagillt land registry title on the online search facility. They recall that 50 years ago when they purchased the property there were complications with the address not being recognised in some systems.
The vast majority of residences in Bagillt should appear. Have you limited your search with simply the postcode. Normally it will disclose all the properties inside the postcode. Assuming the property is recorded it will be there with a title number. Where they bought 48 years ago it's conceivable it may be not yet registered. The property may still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title papers which could be with your parent’s bank.