Am I correct in assuming that the fact that my conveyancer in Neston is not listed on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. If you are concerned you should simply call the Neston conveyancing firm and ask them why they are no longer on the approved list for your lender.
I have been recommended a conveyancing solicitor in Neston. I I am struggling to find out whether they are on the Accord Mortgages Ltd approved list of lawyers. Can you assist?
The first thing to do is phone your lawyer and ask them if they can act for the lender. Otherwise you can get in touch with Accord Mortgages Ltd who may be able to confirm.
I am assisting my sister sell her house in Neston. Does the solicitor order the EPC or do I organise this?
After the demise of HIPs, energy assessments was retained a mandatory element of selling a property. An EPC must be to hand before the property is placed on the market. This is not a task that solicitors normally organise. If you are instructing a Neston conveyancing lawyer they may be able to arrange EPC’s due to their contacts with long established Neston accredited person
When it comes to mortgage companies such as Nottingham, do Neston property lawyers have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
After weeks of negotiation I have agreed a price on a house in Neston. My financial adviser pressured me to appoint their solicitor. I paid an on account payment of £225. Not long after, the property lawyer contacted me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Neston is the location of the property. Is there any guidance you can impart?
Flying freeholds in Neston are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Neston you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Neston may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What does commercial conveyancing in Neston cover?
Neston conveyancing for business premises incorporates a broad array of guidance, offered by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
My wife and I purchased a leasehold flat in Neston. Conveyancing and Birmingham Midshires mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Neston who previously acted has long since retired. What should I do?
First make enquiries of HMLR to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Neston conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a 1st floor flat in Neston, conveyancing was carried out 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Neston with an extended lease are worth £191,000. The ground rent is £55 yearly. The lease terminates on 21st October 2078
You have 53 years remaining on your lease we estimate the price of your lease extension to be between £27,600 and £31,800 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.