Am I correct in assuming that the fact that my solicitor in Grimsby is not on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. 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) 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 Grimsby conveyancing firm and ask them why they are no longer on the approved list for your bank.
Please could you suggest a HSBC Bank sanctioned Grimsby conveyancing conveyancer who can have us moved in within under 3 weeks? Would it be better to use a high street Grimsby conveyancer or an online conveyancer?
We would be happy to suggest some excellent Grimsby conveyancing firms. Another option is to visit the high street in Grimsby. Visit some well established law practices and request to see a conveyancing solicitor for a quote. Discuss your expectations together with your reasons and get an assurance on speed. Select the one that appears most efficient.
We see that you have a post code search directory listing law firms on the Bank of Ireland conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Grimsby?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Grimsby.
I have recentlybecome aware that Action Conveyancing have closed. They conducted my conveyancing in Grimsby for a purchase of a leasehold flat 9 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The easiest way to check if the premises 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 Grimsby conveyancing specialists.
My wife and I purchased a leasehold house in Grimsby. Conveyancing and Bank of Scotland mortgage are in place. 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 1996. The conveyancing practitioner in Grimsby who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Grimsby conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I bought a basement flat in Grimsby, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Grimsby with over 90 years remaining are worth £222,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2096
With just 70 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 as well as 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 detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
Should I cancel the direct debit for my mortgage with Virgin Money as soon as a completion date for my sale in Grimsby has been agreed?
You would be well advised to maintain paying any mortgage payments to Virgin Money until the mortgage is repaid out of the proceeds of sale as part of your Grimsby conveyancing.