Is the fact that my conveyancer in Biddenham is not on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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 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 simply call the Biddenham conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I am acquiring a property for cash in Biddenham. I have lived for the last 15 years in Biddenham. Conveyancing searches are exorbitant. As I have knowledge of the area and road intimately must I have all the conveyancing searches?
If you not getting a home loan, then almost all of the Biddenham conveyancing searches are optional. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches completed, but she has a professional duty to do this. Do take into account; if you are likely to dispose of the house at a future date, it may be of relevance to your future purchaser what the searches reveal. There are plenty of instances where premises with apparent issues can still show up unexpected search results. A good conveyancing solicitor in Biddenham will provide you some constructive advice concerning this.
I am assisting my niece sell her house in Biddenham. Does the conveyancer arrange the energy performance certificate or it is for me to coordinate?
After the demise of Home Packs, energy performance certificates was left as a compulsory element of moving house. An energy assessment must be commissioned in advance of the property being marketed. It is not something that solicitors normally arrange. Where you are instructing a Biddenham conveyancing practitioner they might help arrange EPC’s due to their relationships with reputable Biddenham providers
A colleague informed me that in purchasing a property in Biddenham there may be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are a number of properties in Biddenham which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Biddenham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my remortgage has taken place for my property in Biddenham. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I used Action Conveyancing several years past for my conveyancing in Biddenham. I now require my file but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Biddenham of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My company is intending to lease a unit on a shopping parade. Can you recommend solicitors offering no-sale-no costs for non-domestic conveyancing in Biddenham for under £1,200?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Biddenham, including the sale and acquisition of businesses as well as simply property. Whether you are looking to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. As for the charges these will vary based on the structure and complexity of the proposed transaction. Let us have your contact information or phone us so that we can provide you with a detailed commercial conveyancing quote.
I am a negotiator for a busy estate agent office in Biddenham where we have witnessed a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have received contradictory information from local Biddenham conveyancing firms. Please can you shed some light as to whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord 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 purchaser.
Biddenham Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing
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Generally speaking the outlay for major works tend not to be wrapped into the maintenance charges, albeit that there some managing agents in Biddenham obliged leaseholders to pay into a reserve fund created for the specific intention of establishing a fund for major repairs or maintenance. Many Biddenham leasehold flats will incur a service charge for maintenance of the building levied on behalf of the landlord. Where you purchase the property you will have to pay this liability, usually quarterly throughout the year. This can vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent for you to pay annual, this is usually not a significant sum, say around £25-£75 but you need to enquire as sometimes it can be prohibitively expensive. Can you inform me if there are any major works anticipated that will likely increase the maintenance charges?