Would the conveyancing solicitors that you recommend perform conveyancing in Canford Cliffs by way of an attended exchange?
We do have a number of conveyancing experts carrying out one day exchanges. You should call us to obtain a costs illustration and details as to availability.
Please explain the implications if my lawyer’s firm is expelled from the HSBC Solicitor panel ahead of completing my conveyancing in Canford Cliffs?
The first thing to point out is that, 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.
Due to the guidance of my in-laws I had a survey completed on a house in Canford Cliffs ahead of instructing solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some lenders will not grant a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you e-mail us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Canford Cliffs. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Canford Cliffs to see if the conveyancing costs will increase in light of this.
Am I best advised to use a Canford Cliffs conveyancing practitioner based in the area that I am purchasing? We have a good friend who can perform the legal formalities but her office is 200kilometers away.
The benefit of a local Canford Cliffs conveyancing practice is that you can pop in to execute paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were content that must surpass using an unknown Canford Cliffs conveyancing lawyer just because they are local.
Last September I purchased a leasehold house in Canford Cliffs. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a 2 bed flat in Canford Cliffs, conveyancing having been completed June 1996. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Canford Cliffs with a long lease are worth £185,000. The ground rent is £65 charged once a year. The lease terminates on 21st October 2085
With just 60 years left to run we estimate the price of your lease extension to span between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
Do lenders provide you with an approved list of Canford Cliffs solicitors? How do you know who is on the bank conveyancing panel?
Canford Cliffs law firm practices and firms conducting conveyancing in Canford Cliffs themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the lender directly.