Is the fact that my conveyancer in Shirehampton is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her work?
That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters 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 Shirehampton conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Completed the sale of my flat in Shirehampton last May but my buyer keeps e-mailing every few hours complaining that their lawyer needs to hear from mine. What are the post completion sale formalities now that I have sold?
Post completion of your house sale your conveyancer is committed to deliver the transfer documentation and all supplemental paperwork to the buyer’s solicitors. Where appropriate, your conveyancer must also send confirmation that the mortgage has been discharged to the buyers lawyers. There is unlikely to be post completion tasks just for conveyancing in Shirehampton.
Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial estate in Shirehampton?
Many commercial conveyancing solicitors in Shirehampton will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Shirehampton. 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 Shirehampton.
For every commercial conveyancing transaction in Shirehampton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Shirehampton commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Shirehampton.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Shirehampton?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Shirehampton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My wife and I may need to let out our Shirehampton basement flat temporarily due to a new job. We used a Shirehampton conveyancing practice in 2004 but they have closed and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your previous Shirehampton conveyancing solicitor is no longer around you can review your lease to see if it allows you to sublet the property. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you are obliged to obtain permission via your landlord or some other party before subletting. The net result is that you cannot sublet in the absence of prior permission. The consent must not not be unreasonably turned down. If the lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.
I purchased a 2 bed flat in Shirehampton, conveyancing formalities finalised in 2001. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Shirehampton with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease ends on 21st October 2085
With just 60 years unexpired we estimate the premium for your lease extension to be between £20,000 and £23,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
I have just appointed agents to market my basement apartment in Shirehampton.Conveyancing lawyers have not yet been instructed however I have recently received a yearly service charge demand – Do I pay up?
The sensible thing to do is discharge the service charge as you normally would as all rents and maintenance charges will be apportionedon completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process