What happens if my lawyer’s firm is expelled from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in North Cave?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Various internet forums that I have frequented warn that are a common cause of obstruction in North Cave house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are not likely to feature in any delay in conveyancing in North Cave.
I used Stirling Law several years past for my conveyancing in North Cave. Now, I need my documents however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in North Cave of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the input of my in-laws I had a survey completed on a house in North Cave prior to retaining solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some banks will refuse to give a mortgage on this type of home.
It varies from the lender to lender. Santander has different instructions from Nationwide. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in North Cave. Conveyancing will be smoother if you use a solicitor in North Cave especially if they are familiar with such properties in North Cave.
How can the Landlord & Tenant Act 1954 impact my commercial property in North Cave and how can you help?
The 1954 Act gives a safeguard to commercial leaseholders, granting the legal entitlement to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. North Cave is one of our many areas of the UK in which the firms we work with are based
We own a leasehold flat in North Cave. Conveyancing was completed in last year. I have heard that I mustn’t let the the remaining lease term to fall too low. Why is that a problem?
North Cave domestic long term leases are for a prescribed period - usually just under one hundred years when they started. However many appartments in North Cave were constructed or converted 25 or more years ago and so such leases now have fewer than 80 years unexpired. That may seem like plenty of time but Banks, Building Societies and other mortgage lenders on the whole require leases to have a minimum of 75 years left to adequate security. This means that when you come to sell the property you will need to extend the term of your lease if you are nearing 75 years. To increase the saleability of your property you should be considering whether or not to extend your lease well in advance of selling the property. There are also strong financial reasons to taking action before the lease reaches even eighty years as when the lease is less than eighty years the amount you have to pay to extend starts to increase.