My financial adviser says he needs my Scotter solicitor’s panel reference for the Nationwide conveyancing panel. How do I find this out. I have contacted my local Scotter office but they have not responded to me.
The sensible thing to do is ask for this information from your Scotter lawyer . Most Scotter law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Do I need to visit the offices of the solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Scotter so that I can pop in to their offices when needed.
As opposed to 15 years ago, most lenders no longer require their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to hand over identification documents and there are still distinct advantages to using a local practitioner, in your situation a conveyancing solicitor in Scotter.
Do commercial conveyancing searches reveal planned roadworks that could affect a commercial estate in Scotter?
Many commercial conveyancing solicitors in Scotter will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Scotter. The report sets out definitive data 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 Scotter.
For each commercial conveyancing transaction in Scotter it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Scotter commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Scotter.
Just had an offer accepted on a new build apartment in Scotter. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Scotter
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Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I am looking at a couple of apartments in Scotter which have in the region of 50 years unexpired on the lease term. Will this present a problem?
There are no two ways about it. A leasehold flat in Scotter is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the marketability of the property. The majority of buyers and banks, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Scotter conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I inherited a 2 bed flat in Scotter, conveyancing having been completed June 2004. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Scotter with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2097
With only 72 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 plus costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
I am not able to be present at my Scotter conveyancing solicitors office to sign documents for conveyancing in Scotter – is this a problem?
No. Scotter conveyancing solicitors can handle conveyancing transactions for clients nationally. It is not necessary for you to be able to visit a Scotter conveyancers office. They can handle everything through post, email, telephone and fax.