Am I correct in assuming that the fact that my solicitor in Bishops Castle is not on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
That is more than likely a wrong assumption to make. There are plenty of plausible 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Bishops Castle conveyancing practice and enquire why they are no longer on the approved list for your bank.
Having sold my house in Bishops Castle last January yet the purchaser is calling every few hours complaining that her solicitor needs to hear from mylawyer. What are the post completion sale formalities now that I have sold?
After completion of your house sale your solicitor is obliged to deliver the transfer deeds and all of the paperwork to the buyer’s solicitors. Where appropriate, your conveyancer should also send confirmation that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There is unlikely to be post completion tasks peculiar conveyancing in Bishops Castle.
Just had an offer accepted on a new build flat in Bishops Castle. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bishops Castle
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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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
My step-father has urged me to appoint his conveyancing solicitors in Bishops Castle. Should I use them?
Much as we are happy to recommend a Bishops Castle conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to have guidance from friends or family who have experience in using the conveyancer that you are considering.
What makes a Bishops Castle lease unmortgageable?
Leasehold conveyancing in Bishops Castle is not unique. All leases are unique and drafting errors 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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A provision for the recovery of money spent for the benefit of another party.
You could have a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Chelsea Building Society, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to withdraw.
Leasehold Conveyancing in Bishops Castle - Examples of Queries before buying
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Many Bishops Castle leasehold flats will incur a service bill for maintenance of the building levied by the management company. Should you acquire the flat you will have to pay this contribution, normally quarterly during the year. This could differ from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all likelihood there will be a ground rent to be met yearly, this is usually not a exorbitant sum, say around £50-£100 but you should to enquire as on occasion it can be many hundreds of pounds. For many Bishops Castle leaseholds the outlay for major works tend not to be included within service charges, albeit that there some managing agents in Bishops Castle obliged leasehold owners to pay into a sinking fund and this is used to offset against larger repairs or maintenance. How much is the ground rent and service charge?
At what stage do I incur the Stamp Duty Land Tax chargeable for my purchase in Bishops Castle?
The solicitor should complete a Land Transaction Return Form for you during your Bishops Castle purchase transaction for signature. On completion your solicitor will submit the STL application to the Tax Authorities and - assuming they have the funds - pay any land tax due for you.