Am I correct in assuming that the fact that my conveyancer in Runcorn is not identified on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent 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) 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. Should you be concerned you should contact the Runcorn conveyancing firm and enquire why they are no longer on the approved list for your lender.
Do I need to attend the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Runcorn so that I can pop in to their offices when needed.
Most approved lawyers for mortgage companies undertake their communications via the post, e-mail or over the phone. This enables them to undertake the legal work for your home move no matter where you live in the country. That being said you can see if you can still book an appointment to visit conveyancing lawyer if needed.
Me and my brother own a terraced Edwardian property in Runcorn. Conveyancing lawyer represented me and National Westminster Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be 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 Runcorn and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing practitioner who conducted the conveyancing.
I am looking for a ground for flat up to £195,000 and identified one near me in Runcorn I like with a park and railway links in the vicinity, however it only has 61 years unexpired on the lease. I can't really find anything else in Runcorn in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a home loan that many years will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
My husband and I are novice buyers - agreed a price, yet the estate agent has warned us that the vendor will only move forward if we instruct their recommended solicitors as they need an ‘expedited deal’. We would rather use a local solicitor who is accustomed to conveyancing in Runcorn
We suspect that the owner is not behind this requirement. If they desire ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Speak to the vendors direct and make sure they comprehend that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you will continue to use your own,trusted Runcorn conveyancing lawyers - not the ones that will earn their estate agent a commission or hit his conveyancing figures demanded by head office.
Last December I purchased a leasehold property in Runcorn. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Runcorn Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying
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Does the lease have in excess of 90 years unexpired? How much is the maintenance charge and ground rent on the apartment? What is the name of the managing agents?