Is the fact that my solicitor in Disley is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters 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 simply call the Disley conveyancing practice and enquire why they are no longer on the approved list for your bank.
As someone unfamiliar with conveyancing in Disley what is the number one tip you can give me concerning the ownership transfer in Disley
You may not hear this from too many lawyers but conveyancing in Disley and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for conflict between you and others involved in the ownership transfer. For instance, the seller, selling agent and even potentially your lender. Selecting a law firm for your conveyancing in Disley should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose interest is to protect your legal interests and to protect you.
We are witnessing a worrying creep of a "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you must always trust your conveyancer above the other players when it comes to the legal assignment of property.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Disley. Do I receive the keys to the premises on completion from my lawyer? If so, I will find a High Street conveyancing solicitor in Disley?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s solicitors, and shortly after the monies have arrived, you should be able to receive the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.
Is it correct that all Disley CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing list of approved firms?
A selection of lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
After much negotiation I have agreed a price on a house in Disley. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. A few days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I purchased a renovated Edwardian property in Disley. Conveyancing practitioner represented me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Disley and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who conducted the purchase.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Disley is the location of the property. Can you offer any opinion?
Flying freeholds in Disley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Disley you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Disley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Having had my offer accepted I require leasehold conveyancing in Disley. Before I get started I require certainty as to the unexpired term of the lease.
Assuming the lease is registered - and 99.9% are in Disley - 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 purchased a leasehold flat in Disley, conveyancing having been completed in 2001. How much will my lease extension cost? Comparable flats in Disley with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2078
With 54 years remaining on your lease we estimate the price of your lease extension to span between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.