Am I correct in assuming that the fact that my solicitor in Desford is not listed on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
That is more than likely an incorrect assumption to make. 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. Where you are concerned you should simply call the Desford conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
We are about to complete on the purchase of a property in Desford but as a result of damage from the recent storms I have managed to agree recompense from the seller of £3k by way of a deduction in the price. This was going to be dealt with as part of a side agreement however UBS are not allowing this. Why were they informed?
Your conveyancer that is on the UBS approved list is duty bound to advise UBS of any variations to the sale price. If you prohibit your property lawyer to disclose the price change to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new lawyer for your conveyancing in Desford.
Having spent time reviewing online forums for a recommended solicitor in Desford, many comment that I must use a CQS assured lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's biggest lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Desford is one of the numerous areas of the UK where there are Accredited lawyers.
The estate agent has sent us the confirmation of our purchase of a new build flat in Desford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Desford
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
My husband and I are FTB’s - had an offer accepted, yet the selling agent told us that the owners will only move forward if we use their preferred lawyers as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Desford
It is highly unlikely the sellers are driving this. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Avoid the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances in place © you are chain free (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Desford conveyancing solicitors - not the ones that will provide their negotiator at the agency a kickback or meet his conveyancing thresholds pre-set by HQ.
I am in need of some leasehold conveyancing in Desford. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.
If the lease is registered - and most are in Desford - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a garden flat in Desford, conveyancing having been completed in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Desford with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2091
You have 66 years left to run the likely cost is going to be between £12,400 and £14,200 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.