Is the fact that my conveyancer in Boroughbridge is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
That is most likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 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. Should you be concerned you should simply call the Boroughbridge conveyancing practice and enquire why they are no longer on the approved list for your lender.
My Boroughbridge lawyer has discovered a difference between the surveyor’s assumptions in the valuation report and what is in the legal papers for the property. My lawyer has advised that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s approach appropriate?
Your solicitor 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 you.
I am planning on selling our home in Boroughbridge and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Boroughbridge conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Boroughbridge. Having lived in Boroughbridge for three years we know of no issue. Do we contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I purchased my house on 1 June and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Boroughbridge said it would be registered in less than a month. Are titles in Boroughbridge particularly slow to register?
There is nothing unique about conveyancing in Boroughbridge registration formalities. Rather than based on location, timescales can vary according to who lodges the application, whether there are errors and if the Land registry must send notices to any 3rd parties. As of today approximately 80% of such applications are completed within 12 days but occasionally there can be extensive delays. Historically registration takes place once the purchaser has moved in to the property so registration formalities is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Boroughbridge differ for newly converted properties?
Most buyers of new build residence in Boroughbridge come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because builders in Boroughbridge tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Boroughbridge or who has acted in the same development.
My wife and I purchased a leasehold house in Boroughbridge. Conveyancing and National Westminster Bank mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Boroughbridge who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Boroughbridge conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I acquired a studio flat in Boroughbridge, conveyancing was carried out January 1998. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Boroughbridge with over 90 years remaining are worth £171,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2104
With just 79 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.