We are purchasing a property and require a conveyancing solicitor in South Brent who is on the Yorkshire BS solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in South Brent.
Please explain the implications if my solicitor is suspended from the Co-operative Conveyancing panel ahead of completing my conveyancing in South Brent?
First, 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.
There are plenty of conveyancing solicitors in South Brent but how do I know who I should use?
We would encourage you not to go for the lowest South Brent conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Please help - my lawyer advises that flying freehold insurance is required on my purchase. What is the level of cover for South Brent conveyancing?
The right level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between Birmingham Midshires and Coventry Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
I recently had an offer accepted on a house in South Brent. My financial adviser suggested a lawyer. I paid an on account payment of £200. Shortly after, the conveyancing practitioner called me sheepishly admitting that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Just had an offer accepted on a new build apartment in South Brent. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in South Brent
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I own a leasehold flat in South Brent. Conveyancing and TSB mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing solicitor in South Brent who previously acted has now retired. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a South Brent conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a ground floor flat in South Brent, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in South Brent with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2097
You have 72 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
The conveyancing solicitors conducting our conveyancing in South Brent has sent papers to review that show the land is unregistered with epitome documents. Is it not the case that all properties in South Brent should be registered?
Whilst the vast majorities of properties in South Brent are now registered with HM Land Registry there are still some that are unregistered. Any property in South Brent that has been remortgaged since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a South Brent property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many South Brent conveyancing solicitors will be capable of dealing with such matters but if any uncertainty prevails the standard proposition nowadays is for the seller’s conveyancer to undertake the registration formalities first and subsequently deal with the disposal - this no doubt cause a significant delay.