Am I correct in assuming that the fact that my solicitor in Greystones is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of his work?
That is most likely a wrong assumption to make. There are all sorts of perfectly 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 most common reasons for removal are: (1) lack 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 contact the Greystones conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am buying a house for cash in Greystones. I have been residing for the last 15 years in Greystones. Conveyancing searches are expensive. Given that I have knowledge of the area and road intimately must I have all the conveyancing searches?
Provided that you do not need a home loan, then the vast majority of the Greystones conveyancing searches are non-obligatory. Your lawyer will try and steer you, no-doubt strongly, that you should have searches done, but he is duty bound to do this. Do consider; if you are likely to dispose of the house at a future date, it will likely be be of relevance to your future buyer what the searches determine. On occasion properties with day to day issues can still show up unfavourable search results. A good conveyancing solicitor in Greystones should be able to give you some practical advice concerning this.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Greystones I like with open areas and transport links in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Greystones in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
I have been advised by numerous property agents in Greystones to select a solicitor on your site. What’s the financial inducement for Estate Agents to offer your services rather than a competitor’s?
We don’t make any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Can you offer any advice when it comes to finding a Greystones conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Greystones conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Greystones conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
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Can they put you in touch with clients in Greystones who can give a testimonial?
Greystones Conveyancing for Leasehold Flats - A selection of Questions you should ask before Purchasing
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Is there a share of the freehold? On the whole the cost for major works are not included within maintenance charges, albeit that a few managing agents in Greystones ask leaseholders to pay into a sinking fund created for the specific intention of establishing a fund for larger repairs or maintenance. Are any of leasehold owners in arrears of their service charge payments?
Estate agents have just been given the go-ahead to market my 2 bed apartment in Greystones.Conveyancing is yet to be initiated however I have recently had a yearly maintenance charge demand – Do I pay up?
The sensible thing to do is discharge the maintenance contribution as normal as all rents and service payments should be apportionedon completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially