Am I correct in assuming that the fact that my conveyancer in Clent is not on my lender's solicitor panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. If you are concerned you should contact the Clent conveyancing practice and enquire why they are no longer on the approved list for your lender.
The Clent conveyancing firm handling our Clent conveyancing has spotted a discrepancy when comparing the surveyor’s assumptions in the valuation report and what is revealed within the title deeds. My lawyer has advised that he is duty bound to ensure that the bank is happy with this discrepancy and is still content to lend. Is my lawyer’s stance appropriate?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My colleague advised me that if I am purchasing in Clent 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 occasionally quoted for as part of the standard Clent conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Clent around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Clent.
How does conveyancing in Clent differ for newly converted properties?
Most buyers of new build premises in Clent contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is finished. This is because developers in Clent tend to buy the land, 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 property lawyers 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 Clent or who has acted in the same development.
We are 3 weeks into a leasehold purchase having been referred to a firm by the local agent to handle our conveyancing in Clent. I am am starting to be dissatisfied with the quality of service. Can you you assist me in finding new lawyers?
They would need to be very bad in order to consider diss instructing them. Has the mortgage been generated? If so you need to inform them of the new lawyer and have the loan are issued to the new lawyers. The conveyancer needs to be on the banks panel to avoid escalating charges and frustration. That should be your starting point. Our find a solicitor tool can help you find a lender approved lawyer for your home move in Clent
I own a leasehold flat in Clent. Conveyancing and The Royal Bank of Scotland mortgage organised. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Clent who previously acted has long since retired. What should I do?
The first thing you should do is contact HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to instruct a Clent conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a 1st floor flat in Clent, conveyancing was carried out in 1996. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Clent with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2079
With just 53 years unexpired we estimate the price of your lease extension to span between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.