Is the fact that my solicitor in Stanstead Abbotts is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Where you are concerned you should simply call the Stanstead Abbotts conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Can your site be used to find a Conveyancing solicitor in Stanstead Abbotts even if I’m not purchasing or disposing of a house, for example where I intend to buy an office in Stanstead Abbotts with a loan from Accord Mortgages Ltd?
The service is predominantly utilised to locate residential conveyancing solicitors in Stanstead Abbotts but we have set out towards the bottom of this page a selection of Stanstead Abbotts commercial conveyancing firms. You should make contact with the solicitors directly to establish if they are also authorised to represent Accord Mortgages Ltd
About to purchase a new build apartment in Stanstead Abbotts. 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 legal work.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Stanstead Abbotts
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I have been on the look out for a ground for flat up to £235,500 and found one close by in Stanstead Abbotts I like with amenity areas and station in the vicinity, however it's only got 51 years on the lease. There is not much else in Stanstead Abbotts for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan the shortness of the lease may be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
I only have Seventy years remaining on my lease in Stanstead Abbotts. I now wish to extend my lease but my landlord is missing. What options are available to me?
If 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 granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the lessor. In some cases a specialist should be useful to try and locate and prepare an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the application to the County Court overseeing Stanstead Abbotts.
I acquired a 1st floor flat in Stanstead Abbotts, conveyancing having been completed 3 years ago. How much will my lease extension cost? Similar properties in Stanstead Abbotts with an extended lease are worth £222,000. The ground rent is £50 per annum. The lease terminates on 21st October 2095
With just 70 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt 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 before seeking the advice of a professional.
What tools are available to search for a Stanstead Abbotts conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to twentymiles to attend the solicitor.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Stanstead Abbotts and you will see a number of lawyer located nearest Stanstead Abbotts. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.