Is the fact that my solicitor in Crowland is not on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% 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 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 Crowland conveyancing practice and enquire why they are no longer on the approved list for your lender.
Do the conveyancing solicitors listed on your site carry out conveyancing in Crowland by way of an attended exchange?
There are a few conveyancing specialists who can conduct 24hr exchanges. Do contact us to secure a fee calculation and details as to availability.
five months have gone by since my purchase conveyancing in Crowland took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My husband and I are first time buyers - agreed a price, but the agent told us that the owners will only proceed if we appoint their preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Crowland
We suspect that the owner is not behind this ultimatum. If they desire ‘a quick sale', alienating a serious buyer is counter productive. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your preferred Crowland conveyancing firm - as opposed tothe ones that will earn their estate agent a referral fee or hit his conveyancing figures set by senior management.
I would like to let out my leasehold apartment in Crowland. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Some leases for properties in Crowland do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Leasehold Conveyancing in Crowland - Examples of Queries before buying
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Can you inform me if there are any major works on the horizon that will add a premium to the maintenance costs? Most Crowland leasehold properties will incur a service charge for the upkeep of the block levied on behalf of the freeholder. If you acquire the flat you will have to meet this amount, usually quarterly during the year. This could differ from a couple of hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a ground rent for you to pay annual, normally this is not a exorbitant sum, say around £25-£75 but you need to enquire it because on occasion it can be prohibitively expensive. How many of the leaseholders are in arrears for their maintenance charge payments?
What can I do to establish who is the owner of a property in Crowland?
Assuming that the premises is recorded at HMLR, and you have enough specifics of the address of the premises, you should be able to obtain details from the HMLR of the recorded owner for a fee.