Am I correct in assuming that the fact that my solicitor in Lyneham is not on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of 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 top 5 reasons are as follows: (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. Should you be concerned you should simply call the Lyneham conveyancing practice and enquire why they are no longer on the approved list for your lender.
Do the conveyancing lawyers via your comparison service handle attended exchange conveyancing in Lyneham?
We do have a number of conveyancing experts carrying out attended exchanges. Please e-mail us to obtain a conveyancing quote and details as to dates.
I am considering applying for a Co-operative mortgage for purchase of a new build (under development) in Lyneham with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Co-operative ?
There is nothing to stop you using your solicitor, but Co-operative will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am intent on selling our home in Lyneham and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Lyneham. Having lived in Lyneham for many years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing firm already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
In what way can the Landlord & Tenant Act 1954 impact my commercial property in Lyneham and how can your lawyers assist?
The particular law that you refer to affords a safeguard to commercial leaseholders, granting the dueness to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Lyneham is one of the many locations in which our lawyers have offices
I am a negotiator for a long established estate agent office in Lyneham where we have experienced a number of leasehold sales put at risk as a result of short leases. I have been given conflicting advice from local Lyneham conveyancing firms. Please can you clarify whether the seller of a flat can commence the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with 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 purchaser.
Lyneham Leasehold Conveyancing - A selection of Questions you should consider Prior to buying
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It would be sensible to discover as much as you can regarding the managing agents as they can either make your living at the property much simpler or uncomfortable. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to daily matters such as the upkeep of the common parts. Enquire of other people what they think of them. In conclusion, find out the dates that you are obliged pay the service charge to the managing agents and precisely how they are spending the funds. Does the lease contain onerous restrictions? Most Lyneham leasehold flats will have a service charge for the upkeep of the block invoiced by the freeholder. If you acquire the flat you will have to pay this charge, normally quarterly accross the year. This can differ from several hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a ground rent for you to pay yearly, ordinarily this is not a exorbitant sum, say approximately £50-£100 but you should to enquire it because occasionally it can be many hundreds of pounds.