I am nearing exchange of contracts for my apartment in Duxford and the EA has just telephoned to warn that the purchasers are appointing a new property lawyer. The reason given is that the mortgage company will only work with solicitors on their approved list. Why would a big named mortgage company only work with specific lawyers rather the firm that they want to appoint for their conveyancing in Duxford ?
UK lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
I moved into my home on 7 November and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Duxford said it would be recorded inside ten days. Are properties in Duxford uniquely lengthy to register?
As far as conveyancing in Duxford registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether it is in order and whether the Land registry have to notify any interested parties. Currently in the region of 80% of submission are fully dealt with within 12 days but some can be subject to extensive delays. Registration takes place after the buyer has moved in to the premises so registration formalities is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
Is there anything unique about your site and other internet conveyancing solicitors when it comes to conveyancing in Duxford?
At this site secure an accurate costs illustration via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Duxford. Unlike many estate agents and brokerage sites we do not operate commission deals with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the highest kickback, as opposed to the best value conveyancing in Duxford
I need to instruct a conveyancing lawyer in Duxford for my home move. Can I review a firm’s complaints history with the legal regulator?
You may find presented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator may monitor call for training requirements.
Frank (my husband) and I may need to sub-let our Duxford ground floor flat for a while due to taking a sabbatical. We used a Duxford conveyancing firm in 2004 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your previous Duxford conveyancing lawyer is not around you can check your lease to check if you are permitted to let out the apartment. The accepted inference is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you need to obtain consent via your landlord or other appropriate person before subletting. This means that you cannot sublet in the absence of prior consent. The consent should not be unreasonably withheld. If your lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.
I purchased a ground floor flat in Duxford, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent properties in Duxford with an extended lease are worth £211,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2093
You have 68 years left to run the likely cost is going to range between £9,500 and £11,000 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
I happen to be an executor of my recently deceased mother’s Will, with a property in Duxford which will be sold. The property has never been registered at the Land Registry and I'm advised that many estate agents will insist that it is done before they will proceed. What's the procedure for this?
In the circumstances you refer to it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.