Am I correct in assuming that the fact that my solicitor in Beaconsfield is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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. Should you be concerned you should simply call the Beaconsfield conveyancing firm and enquire why they are no longer on the approved list for your bank.
My Beaconsfield conveyancer has uncovered a difference when comparing the assumptions in the valuation survey and what is revealed within the legal papers for the property. My lawyer says that he must check that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s course or action legitimate?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Beaconsfield?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Beaconsfield. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Beaconsfield and how can you help?
The 1954 Act provides protection to commercial tenants, granting the dueness to make a request to court for a renewal tenancy and remain in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Beaconsfield is one of our numerous areas of the UK in which our lawyers have offices
Estate agents have just been given the go-ahead to market my 2 bed flat in Beaconsfield. Conveyancing has not commenced, however I have recently received a half-yearly service charge invoice – should I leave it to the buyer to sort out?
It best that you pay the invoice as you normally would given that all rents and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a 1st floor flat in Beaconsfield, conveyancing formalities finalised in 2008. How much will my lease extension cost? Equivalent flats in Beaconsfield with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease expires on 21st October 2085
With just 60 years unexpired we estimate the price of your lease extension to span between £20,000 and £23,000 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.
Me and my partner have recently had an offer agreed on a property and had meeting on Tuesday with the Post Office for the mortgage. They advised me that when it comes to selecting a lawyer that if they are not on their approved panel of property lawyers then we will have to pay out a further charge of about two hundred pounds. This is is due to the fact that they will then have to instruct a conveyancer to act on their behalf in addition to the one we select for ourselves and we will be on the hook for their costs. I have asked the Post Office to provide me with a list so I can request estimates only from their approved conveyancers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
You can enquire of the Post Office what their panel criteria is for a solicitor.Then ask the solicitor of your choice whether they meet the criteria and have they acted on mortgages for the Post Office previously. Where the answer to those is yes, then just double check with the Post Office. Alternatively please use our search facility and we may be able to locate a property lawyer in Beaconsfield on the approved list for the Post Office.