What happens if my solicitor is suspended from the TSB Conveyancing panel ahead of completing my conveyancing in Robin Hoods Bay?
First, this is very unlikely to happen. 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 at a cost.
Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Robin Hoods Bay?
Its becoming the norm that commercial conveyancing solicitors in Robin Hoods Bay will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Robin Hoods Bay. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Robin Hoods Bay.
For each commercial conveyancing transaction in Robin Hoods Bay it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Robin Hoods Bay commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Robin Hoods Bay.
It has been four months following my purchase conveyancing in Robin Hoods Bay took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Robin Hoods Bay is the location of the property. Can you offer any guidance?
Flying freeholds in Robin Hoods Bay are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Robin Hoods Bay you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Robin Hoods Bay 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 property.
My business partner and I are hoping to lease a unit on the high street. Can you recommend conveyancers offering competitive charges for commercial conveyancing in Robin Hoods Bay for below 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Robin Hoods Bay, including the sale and purchase of businesses as well as simply property. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail unit or a whole business we will find you the right firm. As for the charges these will vary based on the structure and complexity of the proposed transaction. Let us have your details or email so as to enable us to supply you with a fixed commercial conveyancing calculation.
How easy is it to change a solicitor as I need to find a Robin Hoods Bay based firm who is on the mortgage company conveyancing panel. Is it practical to instruct different lawyers?
If you haven't yet appointed a conveyancer to start work and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Robin Hoods Bay that you're thinking of instructing.