My partner and I are hoping to acquire a flat in Burnham On Crouch and are in fact using a Burnham On Crouch conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Barclays have this afternoon contacted us to inform me that there is now an issue as our Burnham On Crouch lawyer is not on their approved list of lawyers. Is this a problem?
If you are buying a property with the assistance of a mortgage it is usual for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Burnham On Crouch solicitors, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Can you clarify what the consequences are if my solicitor is expelled from the Clydesdale Solicitor panel ahead of completing my conveyancing in Burnham On Crouch?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Just acquired a detached house in Burnham On Crouch , how long will it take for the Land Registry to record my ownership? My Burnham On Crouch conveyancing solicitor works at snail pace, so I want to check that my ownership is recorded.
There is nothing unique when it comes to conveyancing in Burnham On Crouch registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any 3rd persons or bodies. At present approximately 80% of submission are fully dealt with within 12 days but some can be subject to longer hold-ups. Registration takes place after the buyer is living at the property thus an expedited registration is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.
How does the Landlord & Tenant Act 1954 impact my business premises in Burnham On Crouch and how can your lawyers assist?
The particular law that you refer to provides security of tenure to commercial lessees, granting the a statutory right to make a request to court for a renewal lease and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Burnham On Crouch
Am I best advised to instruct a Burnham On Crouch conveyancing lawyer who is local to the property I am buying? An old friend can carry out the legal formalities but his firm is located 200miles drive away.
The benefit of a high street Burnham On Crouch conveyancing firm is that you can visit the firm to sign documents, deliver your ID and apply pressure on them where appropriate. Having local Burnham On Crouch know how is a bonus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were impressed that must trump using an unknown Burnham On Crouch conveyancing solicitor solely due to them being local.
I have recently realised that I have Seventy years remaining on my lease in Burnham On Crouch. I need to extend my lease but my landlord is missing. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to track down the lessor. For most situations a specialist may be useful to try and locate and prepare a report to be used as proof that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to devolving into the landlord’s disappearance and the application to the County Court covering Burnham On Crouch.
Burnham On Crouch Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
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What is the length of the lease? Please tell me if there are any major works in the planning that will likely increase the maintenance charges? What is the annual maintenance fee and ground rent?