Am I correct in assuming that the fact that my solicitor in Gaydon is not on my lender's solicitor panel that there is a problem with the quality of her work?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a 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. Where you are concerned you should simply call the Gaydon conveyancing practice and enquire why they are no longer on the approved list for your lender.
Do banks and building societies provide you with an approved list of Gaydon conveyancing solicitors? How do you know who is on the Yorkshire BS conveyancing panel?
Gaydon conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
I have been told that property searches are a common reason for stalling in Gaydon house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Gaydon.
Despite weeks of looking the Title Certificate and documents to our home are lost. The lawyers who handled the conveyancing in Gaydon 5 years ago have long since closed. What do I do?
As long as the title is registered the information relating to your ownership will be documented by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, identify your property and obtain up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
How do I search for a Gaydon solicitor on the Yorkshire Building Society conveyancing panel? I have a car and am prepared to travel upto 25kilometers to meet the lawyer.
You can use the facility on this page. Please pick a mortgage company and your location and you will see a number of Gaydon conveyancing lawyers located nearest you. We have listed some Gaydon conveyancing firms at the bottom of this page and you can telephone them to verify if they are on the Yorkshire Building Society panel
Back In 2006, I bought a leasehold house in Gaydon. Conveyancing and Barclays Direct mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in Gaydon who previously acted has now retired. Do I pay?
First make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Gaydon conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I acquired a garden flat in Gaydon, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Gaydon with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2095
You have 70 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.