Am I correct in assuming that the fact that my conveyancer in Bicester is not listed on my bank's conveyancing panel that there is a problem with the standard of his 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 most common reasons for removal are: (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 Bicester conveyancing practice and enquire why they are no longer on the approved list for your lender.
My wife and I have a semi-detached Edwardian property in Bicester. Conveyancing practitioner acted for me and Bank of Scotland. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bicester and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing solicitor who completed the work.
I am buying a new build apartment in Bicester. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bicester
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I am looking for a ground for flat up to £305k and found one near me in Bicester I like with amenity areas and station in the vicinity, however it only has 61 years unexpired on the lease. I can't really find anything else in Bicester suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the shortness of the lease will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
What does commercial conveyancing in Bicester cover?
Bicester conveyancing for business premises incorporates a wide array of guidance, offered by regulated solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
Are there frequently found deficiencies that you encounter in leases for Bicester properties?
Leasehold conveyancing in Bicester is not unique. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain clauses are not included. For example, if your lease is missing any of the following, it could be defective:
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Clauses dealing with recovering service charges for expenditure on the building or common parts. A duty to insure the building
You could encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , The Royal Bank of Scotland, and TSB all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the purchaser to pull out.
Bicester Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing
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Are there any major works on the horizon that could increase the service charges? It would be prudent to discover if there is anything that is prohibited in the lease. For instance plenty of leases prohibit pets being permitted in in a block in Bicester. If you love the flatin Bicester yet your dog can’t make the move with you then you will be faced hard decision. Who manages the block?