I have just been advised by my financial adviser that my Groby solicitor is not on the bank Solicitor panel. What can I do to be certain whether this is indeed the case?
You need to call your Groby conveyancer. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Can I be sure that the Groby conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Groby getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor conducting your conveyancing.
We expect to receive a DIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Groby solicitors on the TSB conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Groby solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
I was told four weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Groby is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
My wife and I have a 4 bedroom Victorian property in Groby. Conveyancing solicitor acted for me and TSB. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Groby and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing practitioner who completed the work.
I am using a search engine for the phrase cheap conveyancing in Groby it brings up many conveyancersin the vicinity. With so much choice what is the best way to find the suitable conveyancer for my move?
The preferential way of finding a suitable conveyancer is via trusted testimonial, so seek the guidance of friends and those you trust who have bought a property in Groby or the reputable estate agent or financial adviser. Charges for conveyancing in Groby vary, so it's sensible to secure at least three fee estimates from different companies. Make sure that you know what costs in the quote includes.
I am a negotiator for a busy estate agency in Groby where we see a number of flat sales derailed due to short leases. I have received contradictory information from local Groby conveyancing firms. Could you clarify whether the owner of a flat can instigate the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have 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 at the same time as 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 buyer.
Groby Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
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How many of the leaseholders are in arrears for their maintenance charge payments? Are there any major works in the planning that will likely add a premium to the maintenance charges? Be sure to enquire if there are any onerous restrictions in the lease. By way of example plenty of leases prohibit pets being permitted in in a block in Groby. If you love the apartmentin Groby however your dog is not allowed to live with you then you will be presented with a difficult determination.
I've found a house that appears to be perfect, at a great price which is making it more attractive. I have subsequently found out that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Groby. Conveyancing solicitors have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Groby ?
Most houses in Groby are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area can assist with the conveyancing process. It is clear that you are buying in Groby so you should seriously consider looking for a Groby conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer should advise you fully on all the issues.