Is the fact that my conveyancer in Otford is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% 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. Where you are concerned you should simply call the Otford conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Is there a list of UBS panel solicitors in Otford on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. Very few lending institutions make their panel listings viewable online. Where you are in need of a Otford conveyancing practitioner on the UBS please use our facility.
Is it the case that all Otford solicitor practices on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do permit licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
I recently had an offer accepted on an apartment in Otford. My mortgage broker suggested a property lawyer. I paid an upfront payment of £200. Shortly after, the solicitor 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 element on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Otford is the location of the property. Can you shed any light on this issue?
Flying freeholds in Otford are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Otford 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 Otford may determine 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.
My business partner and I are intending to lease a unit on a shopping parade. Can you recommend lawyers offering competitive costs for commercial conveyancing in Otford for under 2k?
We can recommend firms who have well rounded knowledge of commercial conveyancing in Otford, including the sale and acquisition of businesses as well as simply premises. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail premises or a complete business we will find you the right lawyer. Regarding the fees this will depend on the structure and heads of terms of the deal. Let us have your contact information or phone us so that we can provide you with a detailed commercial conveyancing calculation.
I am looking for a conveyancing solicitor in Otford for my sale. Can I check a solicitor's complaints history with the profession’s regulator?
One may search for documented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.
I am hoping to sign contracts shortly on a ground floor flat in Otford. Conveyancing solicitors have said that they report fully tomorrow. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Otford should include some of the following:
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Whether your lease has a provision for a slush fund for major repairs? Information as to the provision as set out in the lease to pay service charges - in respect of the block, and the more general rights a lessee enjoys Additions to the property Rent payments - what is due and when is collected, and be on notice if this will change in the future
I own a basement flat in Otford, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Otford with over 90 years remaining are worth £195,000. The ground rent is £45 invoiced every year. The lease expires on 21st October 2088
With 63 years unexpired we estimate the price of your lease extension to be between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range 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 the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.