I plan on buying a leasehold flat in Stoke Bishop. My Solicitor has never been on on the mortgage company conveyancing panel. Is it possible for me to use my Stoke Bishop conveyancing solicitor notwithstanding that they are excluded from the mortgage company panel of approved conveyancing solicitors?
You have a couple of choices available to you here
- Carry on with your preferred Stoke Bishop lawyer but your bank will no doubt appoint a property lawyer from their approved panel. The net result is additional fees and likely interruption.
- Appoint a fresh conveyancer to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Appeal to your conveyancing practitioner to seek to join the bank panel
My husband and I are buying a brand new duplex in Stoke Bishop and my conveyancer is advising me that she has to the lender to disclose incentives from the seller. I am nearing the developer’s deadline to exchange and my preference is not to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Do commercial conveyancing searches reveal impending roadworks that may impact a commercial site in Stoke Bishop?
Its becoming the norm that commercial conveyancing solicitors in Stoke Bishop will execute 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 Stoke Bishop. The search result sets out definitive information 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 Stoke Bishop.
For each commercial conveyancing transaction in Stoke Bishop it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Stoke Bishop commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Stoke Bishop.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who did the conveyancing in Stoke Bishop 10 years ago have long since closed. Will I be able to sell the house?
You no longer need to hold title original deeds to evidence that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
I have been sourcing a conveyancing lawyer in Stoke Bishop for my house move. Is there any facility to see a firm’s complaints history with the profession’s regulator?
Anyone can review published Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.
There are only 72 years left on my flat in Stoke Bishop. I now wish to get lease extension 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 enable the lease to be extended by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to track down the lessor. In some cases an enquiry agent should be useful to conduct investigations and prepare an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a solicitor both on devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Stoke Bishop.
I purchased a 2 bed flat in Stoke Bishop, conveyancing formalities finalised in 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Stoke Bishop with a long lease are worth £211,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2093
You have 68 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.