Can you clarify what the consequences are if my lawyer’s firm is removed from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Romsley?
The first thing to point out is that, 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.
When it comes to lenders such as Skipton, do Romsley solicitors have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any lender fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
We have a mortgage agreed in principle with Kent Reliance. Romsley conveyancing solicitors are appointed. How long does it take for Kent Reliance to forward the offer to the property lawyer?
Some lenders take longer than others. Have Kent Reliance completed the valuation? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I was told three weeks ago that my mortgage has been agreed to by UBS. Is it usual for UBS to only issue the offer once my solicitor in Romsley is approved on their conveyancing panel? UBS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Romsley is where the house is located. What do you suggest?
Flying freeholds in Romsley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Romsley you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Romsley 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 premises.
As co-executor for the will of my uncle I am disposing of a house in Monmouth but reside in Romsley. My conveyancer (approximately 235 kilometers from merequires that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Romsley who can attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Romsley based
Having checked my lease I have discovered that there are only 68 years remaining on my lease in Romsley. I now want to get lease extension but my landlord is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to track down the lessor. In some cases an enquiry agent would be helpful to conduct investigations and to produce a report which can be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s absence and the vesting order request to the County Court covering Romsley.
I invested in buying a studio flat in Romsley, conveyancing formalities finalised in 2005. How much will my lease extension cost? Similar flats in Romsley with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease finishes on 21st October 2086
You have 61 years unexpired we estimate the premium for your lease extension to be between £18,100 and £20,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
Should local authority consent be required to change a house into a couple of appartments in Romsley? This has taken place to a property adjacent to my house in Romsley and was not aware of the conversion until the works were done.
Planning Consent yes. Building Regulations yes.