Am I correct in assuming that the fact that my solicitor in Bury is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a 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) low volume 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 Bury conveyancing firm and enquire why they are no longer on the approved list for your bank.
Last December we completed a house move in Bury. We have since encountered a number of problems with the property which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Bury?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Bury. Conveyancing searches and due diligence undertaken during the buying process are carried out to help avoid problems. As part of the process, a property owner completes a form called a Seller’s Property Information Form. If the information ends up being misleading, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Bury.
I purchased my flat on 13 July and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Bury expressed confidence that it would be recorded inside ten days. Are properties in Bury particularly slow to register?
There is nothing unique when it comes to conveyancing in Bury registration formalities. As opposed to being determined by geographic area, timescales can adjust depending on the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. At present roughly three quarters of such applications are completed within 12 days but some can be subject to protracted hold-ups. Historically registration takes place after the new owner is living at the property so 'speed' is not usually primary concern yet where it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Bury is where the house is located. Is there any advice you can give?
Flying freeholds in Bury are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bury you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bury may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What makes your site different to other internet conveyancing brokers when it comes to conveyancing in Bury?
At this site receive a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Bury. As opposed to estate agents and brokerage sites we do not have referral deals with solicitors. Some agents and online brokers 'recommend' the firm who pay the most commission, rather than the best value conveyancing in Bury
I own a leasehold house in Bury. Conveyancing and Leeds Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Bury who acted for me is not around. Any advice?
First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Bury conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a leasehold flat in Bury, conveyancing having been completed September 2001. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Bury with an extended lease are worth £176,000. The ground rent is £50 levied per year. The lease ends on 21st October 2075
With only 50 years unexpired the likely cost is going to be between £31,400 and £36,200 as well as legals.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.