Is the fact that my solicitor in Oakdale is not on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 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 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 Oakdale conveyancing practice and enquire why they are no longer on the approved list for your bank.
Is there a search tool that I can use to investigate if the solicitor conducting my conveyancing in Oakdale is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for The Mortgage Works thus paying £192.00 in supplemental legal charges.
Feel free to take advantage of the search tool on this site. Please choose the mortgage company and type ‘Oakdale’ or your location and you will see a number of lawyer located in Oakdale or by proximity to you.
We are selling our property in Oakdale and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Oakdale conveyancer would know this is not the case. It does beg the question why the buyers are using an online conveyancing firm rather than a conveyancing solicitor in Oakdale. We have lived in Oakdale for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of 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 life insurance to cover that same illness)
My wife and I have a terraced Georgian house in Oakdale. Conveyancing practitioner acted for me and TSB. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Oakdale and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing solicitor who conducted the purchase.
I decided to have a survey carried out on a property in Oakdale prior to retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some banks will refuse to give a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Oakdale. Conveyancing may be slightly more expensive based on your lender's requirements.
Expecting to exchange soon on a ground floor flat in Oakdale. Conveyancing lawyers assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Oakdale should include some of the following:
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Whether the lease restricts you from renting out the flat, or having a home office for business What options are available to the landlord where you breach a clause of your lease? The physical ownership of the demise. This might be the flat itself but could also include a roof space or basement if appropriate. You must be informed what constitutes a Nuisance as far as the lease is concerned You should have a good understanding of the insurance obligations
I bought a ground floor flat in Oakdale, conveyancing formalities finalised 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Oakdale with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2102
With only 76 years unexpired the likely cost is going to span between £8,600 and £9,800 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.