Is the fact that my conveyancer in Eaton Bray is not on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a 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 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 Eaton Bray conveyancing firm and ask them why they are no longer on the approved list for your bank.
We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would prefer to appoint a Eaton Bray based conveyancing firm?
You should check but the the probability is that appoint one of their panel lawyers where you accept the "fee-free" incentive. Call the mortgage company to check if they offer you a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Eaton Bray.
I am assisting my aunt sell her house in Eaton Bray. Does the conveyancing solicitor order the energy assessment or it is for me to see to?
Following the demise of Home Packs, energy assessments became a mandatory element of selling a property. An EPC should be commissioned before the property is advertised. It is not something that lawyers ordinarily arrange. Where you are instructing a Eaton Bray conveyancing solicitor they might be able to arrange EPC’s due to their relationships with reputable Eaton Bray assessors
Have just purchased a probate house at auction in Eaton Bray. Conveyancing is required. What is next?
Now that you have exchanged you should choose a conveyancing lawyer quickly as you are facing a pending a fixed date to complete the conveyancing. Every auction property should have a corresponding legal pack. This will include most,if not all of the paperwork that your conveyancer will need. Where you are dealing with leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You should pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding organised to complete on the on the contractual date .
When it comes to mortgage companies such as Virgin Money, do Eaton Bray solicitors face a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who did the conveyancing in Eaton Bray 10 years ago have long since closed. What are my options?
In today’s world there are copies made of almost everything, and your lawyer should be aware exactly where to look for all the relevant paperwork so you may purchase or dispose of your house without a hitch. If copies can’t be found, your conveyancer can put in place insurance or indemnities against possible claims on your property.
Over the last few months I have been searching for a flat up to £305k and found one near me in Eaton Bray I like with open areas and station nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Eaton Bray for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the shortness of the lease will be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
Can you offer any advice when it comes to appointing a Eaton Bray conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Eaton Bray conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with two or three firms including non Eaton Bray conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
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How experienced is the practice with lease extension legislation? What are the costs for lease extension conveyancing?
I bought a split level flat in Eaton Bray, conveyancing formalities finalised 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Eaton Bray with over 90 years remaining are worth £179,000. The average or mid-range amount of ground rent is £65 per annum. The lease runs out on 21st October 2082
With only 57 years remaining on your lease the likely cost is going to span between £26,600 and £30,800 as well as 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 detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.