Is the fact that my solicitor in Chorlton is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 Chorlton conveyancing firm and ask them why they are no longer on the approved list for your bank.
Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Chorlton?
Its becoming the norm that commercial conveyancing solicitors in Chorlton will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Chorlton. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Chorlton.
For each commercial conveyancing transaction in Chorlton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Chorlton commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Chorlton.
I completed on my apartment on 10 July and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Chorlton expressed confidence that it will be formalised inside ten days. Are transfers in Chorlton particularly slow to register?
There is nothing unique when it comes to conveyancing in Chorlton registration formalities. Rather than based on location, timeframes can vary according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any other parties. Currently approximately three quarters of submission are completed in less than three weeks but occasionally there can be longer hold-ups. Historically registration is effected after the purchaser has moved in to the premises so post completion formalities is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.
I have been recommended by three or four local estate agents in Chorlton to choose a property lawyer using your seach tool. What’s the financial advantage for Estate Agents to market your services over a competitor’s?
We don’t make any referral fee for pointing buyers and sellers to this site. We thought it would be too underhand a fee because a client could think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
Back In 2004, I bought a leasehold flat in Chorlton. Conveyancing and Nationwide Building Society mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Chorlton who previously acted has long since retired. Any advice?
First make enquiries of HMLR to be sure that this person is in fact the new freeholder. You do not need to incur the fees of a Chorlton conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a basement flat in Chorlton, conveyancing was carried out in 2005. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Chorlton with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 2090
You have 66 years unexpired we estimate the price of your lease extension to range between £11,400 and £13,200 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 additional concerns 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 before getting professional advice.
The lawyers conducting our conveyancing in Chorlton has sent papers to review that indicate that the property is unregistered with epitome documents. Surely all houses in Chorlton are registered?
Although the vast majorities of properties in Chorlton are now registered with HMLR there are still some that remain unregistered. Any property in Chorlton that has been remortgaged since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Chorlton property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Chorlton conveyancing practitioners should be capable of dealing with such matters but in the event that uncertainty reigns the prevailing guidance presently is for the seller’s conveyancer to undertake the registration formalities first and thereafter deal with the transfer to the buyer - this will have a knock on effect to cause a prolonged conveyancing.