Is the fact that my solicitor in Bexhill is not listed on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% 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 solicitor 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 contact the Bexhill conveyancing practice and ask them why they are no longer on the approved list for your bank.
The owners have rather brash vendors who has insisted on a preliminary agreement with a deposit two thousand pounds. Is it wise to enter into such agreements?
There are a couple of main concerns with executing a lock out contract (occasionally termed a no-shop agreement) is that it diverts attention away from moving forward with the conveyancing process, so unless it requires limited or no negotiation then it could transpire to be a hindrance. It is not strongly advocated amongst Bexhill conveyancing solicitors as a result. A supplemental issue is the extent of the remedies available - an aggrieved buyer should not expect to obtain an injunctive ruling by a court to stop the vendor selling to an alternative purchaser, so the only remedy available under the contract will be the recovery of abortive charges and, in limited circumstances, the additional payment of damages.
My Solicitor in Bexhill is not on the Virgin Money Approved Panel. Can I still continue with my family solicitor even though they are not on the Virgin Money list of approved lawyers?
Your options are as follows:
- Carry on with your preferred Bexhill lawyers but Virgin Money will need to use a solicitor on their panel. This will result in additional total conveyancing charges as well as cause delays.
- Find a new practitioner to act in the conveyancing, remembering to check they are Persuade your conveyancer to do everything within their powers to join the Virgin Money conveyancing panel
My colleague recommended that where I am buying in Bexhill I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Bexhill conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Bexhill around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Bexhill Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data about Bexhill.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Bexhill?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Bexhill. 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…’
I am intending to rent out my leasehold apartment in Bexhill. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Even though your last Bexhill conveyancing lawyer is not around you can check your lease to see if you are permitted to let out the premises. The accepted inference is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you must obtain consent via your landlord or other appropriate person prior to subletting. This means that you cannot sublet without first obtaining consent. Such consent should not be unreasonably withheld. If the lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.
I inherited a leasehold flat in Bexhill, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Bexhill with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 2089
With just 63 years unexpired the likely cost is going to range between £16,200 and £18,600 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.