I am nearing exchange of contracts for my house in Liss and the EA has just e-mailed to say that the purchasers are swapping property lawyer. The reason given is that the lender will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Liss ?
Mortgage companies have always had an approved set of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
AssumingI were to acquire a straightforward propertyin Liss for cash and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Liss?
Any savings you would achieve would be isolated to the costs for searches. Your solicitor still be obliged to do everything else - money laundering, communicating with the sellers property lawyer, SDLT submission, register the property etc. You might save a bit for them not having to register a mortgage however it won't be meaningful.
I need some quick conveyancing in Liss as I am faced with a deadline to exchange contracts in less than one month. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free buyer you are at liberty not to have searches carried out although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Liss the following are instances of what can be revealed and adversely impact the marketability of the property: Refused Planning Applications, Overdue Fees, Outstanding Grants, Road Schemes,...
How can the Landlord & Tenant Act 1954 impact my business premises in Liss and how can your lawyers assist?
The particular law that you refer to gives protection to business lessees, giving them the legal entitlement to make a request to court for a renewal tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in Liss
What advice can you give us when it comes to finding a Liss conveyancing practice to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Liss conveyancing practice) it is most important 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 Liss conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be of use:
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What volume of lease extensions has the firm conducted in Liss in the last twenty four months?
I invested in buying a leasehold flat in Liss, conveyancing having been completed in 2010. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Liss with over 90 years remaining are worth £265,000. The ground rent is £50 levied per year. The lease expires on 21st October 2102
You have 76 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as 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 detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
What are the specific benefits to selecting a high street solicitor in Liss
A significant proportion of house movers in Liss opt for a nearby high street conveyancer so that they can visit if they have problems, and to deliver documents rather than run the risk of relying on the Royal Mail.
Some would argue that there exists a slight benefit when using a solicitor nearby to the property you are purchasing, due to the knowledge of the area and possible local concerns - however this is debatable. Most conveyancers carry out their work through email and could be any place in the world.