Am I correct in assuming that the fact that my solicitor in Kempsey is not identified on my lender's solicitor panel that there is a problem with the quality of her conveyancing?
That is more than likely a wrong assumption to make. There are plenty of reasonable 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) 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 Kempsey conveyancing firm and enquire why they are no longer on the approved list for your bank.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a property in Kempsey? or Apparently there is a law dating back centuries that could mean that owners of property living in a parish church boundary will be compelled to contribute towards repairs to the chancel within the church. Is this appropriate for conveyancing in Kempsey?
Unless a previous acquisition of the house took place post 12 October 2013 you may assume that solicitors handling conveyancing in Kempsey to continue to recommend a chancel search and or chancel repair liability insurance.
It has been four months since my purchase conveyancing in Kempsey concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a flat up to £195,000 and identified one near me in Kempsey I like with amenity areas and transport links in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Kempsey for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
My wife and I purchased a leasehold flat in Kempsey. Conveyancing and Yorkshire Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Kempsey who previously acted has long since retired. Any advice?
First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Kempsey conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a ground floor flat in Kempsey, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Similar properties in Kempsey with a long lease are worth £197,000. The ground rent is £55 charged once a year. The lease ends on 21st October 2082
With only 56 years left to run we estimate the premium for your lease extension to range between £29,500 and £34,000 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues 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 placing reliance on this information before getting professional advice.
How easy is it to change a solicitor as I need to find a Kempsey based conveyancer who is on the lender conveyancing panel. Is it advisable to appoint a new law firm?
In the event that you have not formally appointed a solicitor to commence the conveyancing and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Kempsey that you're considering.