Am I correct in assuming that the fact that my conveyancer in Market Harborough is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% 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 lawyer 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 Market Harborough conveyancing practice and enquire why they are no longer on the approved list for your bank.
It is 10 years ago since I acquired my house in Market Harborough. Conveyancing lawyers have recently been retained on the sale but I can't find my title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be with the lender or they may be in the possession of the lawyers who handled the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Market Harborough relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
When reading online forums for an online solicitor in Market Harborough, many comment that I should use a CQS kitemarked lawyer. Can you explain what CQS is?
Market Harborough Conveyancing Quality Scheme solicitors have obtained accreditation by the law Society The Law Society created CQS to establish evidence of quality standards in the home legal process. CQS enables buyers and sellers to recognise practices that provide a quality residential conveyancing. Market Harborough is one of locations in England and Wales in which CQS have a presence. The conveyancing scheme requires practices to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.
Are there restrictive covenants that are commonly identified during conveyancing in Market Harborough?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Market Harborough. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I need to appoint a conveyancing solicitor for sale conveyancing in Market Harborough. I happened to discover a web site which appears to be the ideal solution If it is possible to get all formalities done via phone that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Market Harborough. Conveyancing advisers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Market Harborough ?
Most houses in Market Harborough are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Market Harborough in which case you should be shopping around for a Market Harborough conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is part of an estate. Your lawyer will appraise you on the various issues.
I own a split level flat in Market Harborough, conveyancing having been completed in 2007. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Market Harborough with a long lease are worth £190,000. The ground rent is £45 per annum. The lease terminates on 21st October 2087
With 62 years remaining on your lease the likely cost is going to be between £17,100 and £19,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should 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.