Is the fact that my solicitor in Fishguard is not on my lender's solicitor panel that there is a problem with the standard of her work?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Fishguard conveyancing practice and enquire why they are no longer on the approved list for your bank.
My wife and I have just acquired a house in Fishguard. We have noticed several issues with the house which we suspect were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Fishguard?
The query is not clear as what problems have arisen and if they are relate to conveyancing in Fishguard. Conveyancing searches and investigations initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire called a SPIF. answers is incorrect, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Fishguard.
We are purchasing a flat and need a conveyancing solicitor in Fishguard who is on the Coventry BS conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Fishguard.
My stepmother informed me that in buying a property in Fishguard there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of a number of properties in Fishguard which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Fishguard should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I recently had an offer accepted on a house in Fishguard. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £200. A couple of days later, the conveyancer contacted me sheepishly admitting that they were not on the Virgin Money 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 Virgin Money 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 was told two weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Fishguard is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have todayfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Fishguard for a purchase of a leasehold flat 18 months ago. How can I check that my home is not still registered in the name of the previous owner?
The quickest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Fishguard conveyancing specialists.
I am employed by a long established estate agency in Fishguard where we have experienced a few flat sales jeopardised due to short leases. I have been given contradictory information from local Fishguard conveyancing solicitors. Please can you clarify whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a garden flat in Fishguard, conveyancing having been completed 4 years ago. How much will my lease extension cost? Corresponding flats in Fishguard with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2105
With just 80 years left to run the likely cost is going to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should 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.