Is the fact that my solicitor in Canton is not listed on my lender's solicitor panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 contact the Canton conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Canton?
There are many registered licenced Conveyancers in Canton and Solicitor practices in Canton to choose from We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
This question may be naive but I am new to the home moving as a first time purchaser of a two bedroom flat in Canton. Do I collect the keys to the premises on the completion date from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Canton?
On the day of completion you will not be required to attend the conveyancers office in Canton. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's lawyers, and shortly after the monies have arrived, you will be able to collect the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
We have agreed to purchase a house in Canton. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
As your lender is Bank of Ireland your lawyer must comply with the formal instructions contained in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Canton.
My friend recommended that if I am purchasing in Canton I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Canton conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Canton around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Canton Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Canton Education with maps and statistics, Local Amenities and other useful data about Canton.
I used Stirling Law a few years past for my conveyancing in Canton. Now, I need my files but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Canton of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Canton differ for newly converted properties?
Most buyers of new build property in Canton approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Canton typically 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 Canton or who has acted in the same development.
I wish to let out my leasehold flat in Canton. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
A lease governs the relationship between the freeholder and you the flat owner; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Canton do not contain an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
I am the registered owner of a 1 bedroom flat in Canton, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Canton with a long lease are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2104
You have 79 years remaining on your lease we estimate the price of your lease extension to range between £7,600 and £8,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.