Am I correct in assuming that the fact that my solicitor in Longthorpe is not listed on my bank's conveyancing panel that there is a problem with the standard of her work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent 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. If you are concerned you should contact the Longthorpe conveyancing practice and enquire why they are no longer on the approved list for your bank.
I purchased a freehold premises in Longthorpe yet pay rent, why is this and what is this?
It is rare for properties in Longthorpe and has limited impact for conveyancing in Longthorpe but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
How does conveyancing in Longthorpe differ for new build properties?
Most buyers of new build residence in Longthorpe approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is built. This is because new home sellers in Longthorpe usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Longthorpe or who has acted in the same development.
Is it possible to switch conveyancer as I need to find one who is on the Bank of Scotland conveyancing list. I was using a local conveyancing solicitor in Longthorpe five minutes from me but the firm is not approved by Bank of Scotland
We will our best to assist in finding you a conveyancing solicitor in Longthorpe on the Bank of Scotland panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Longthorpe. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Longthorpe.
I own a leasehold house in Longthorpe. Conveyancing and HSBC Bank mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Longthorpe who acted for me is not around. Any advice?
The first thing you should do is contact HMLR to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Longthorpe conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Longthorpe Leasehold Conveyancing - A selection of Questions you should consider before Purchasing
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The best form of lease structure is a share of the freehold. In this arrangement the leaseholders enjoy being in charge if their destiny and notwithstanding that a managing agent is frequently retained where it is bigger than a house conversion, the managing agent employed by the leaseholders. The answer will be helpful as a) areas could cause problems in the block as the common areas may begin to deteriorate if repairs are not paid for b) if the tenants have a dispute with the running of the building you will wish to have complete disclosure How long is the Lease?
What should I expect to pay for conveyancing in Longthorpe?
The total sum levied for conveyancing in Longthorpe will differ significantly from company to company. Given these variations it especially critical for you to find this out when you first appoint a lawyer. One should always seek a few quotes.