Is the fact that my solicitor in Tadcaster is not identified on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% 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 solicitor 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 Tadcaster conveyancing firm and ask them why they are no longer on the approved list for your lender.
Can you clarify what the consequences are if my solicitor is suspended from the RBS Solicitor panel ahead of completing my conveyancing in Tadcaster?
The first thing to point out is that, this is very unlikely to happen. 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.
3 months have gone by since my purchase conveyancing in Tadcaster completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the guidance of my in-laws I had a survey completed on a property in Tadcaster prior to instructing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some lenders will not give a mortgage on such a property.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Tadcaster. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tadcaster to see if the conveyancing will be more expensive.
There are only Seventy years unexpired on my lease in Tadcaster. I need to extend my lease but my freeholder is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to find the freeholder. For most situations an enquiry agent should be helpful to try and locate and to produce a report which can be used as evidence that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the application to the County Court covering Tadcaster.
I bought a 1st floor flat in Tadcaster, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Tadcaster with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease terminates on 21st October 2079
With just 54 years left to run the likely cost is going to span between £31,400 and £36,200 plus legals.
The suggested premium range 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 this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.
My partner and I are are seeking to find a responsive conveyancing solicitor in Tadcaster to purchase a flat. I really don't want to get ripped off and there are many Tadcaster conveyancing organisations out there...who do I opt for?
To get quotes for your move from the conveyancing firms that undertakes services in Tadcaster please use our quote tool.