My lawyer in Tavistock is not on the Barnsley Building Society Approved Panel. Can I still retain my family solicitor even though they are excluded from the Barnsley Building Society approved list?
Your options are as follows:
- Carry on with your preferred Tavistock solicitors but Barnsley Building Society will need to retain a solicitor on their list of acceptable firms. This will result in additional overall legal charges as well as cause delays.
- Find an alternative lawyer to to deal with the conveyancing, remembering to check they are on the Barnsley Building Society panel
We are purchasing a property and the solicitor has mentioned Chancel Repair for which the property may be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly appropriate for conveyancing in Tavistock
Unless a previous purchase of the house took place after 12 October 2013 you can assume that lawyers delivering conveyancing in Tavistock to remain encouraging a chancel search and or insurance against a claim.
I used Wolstenholmes several years past for my conveyancing in Tavistock. I now require my papers however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tavistock of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Am I best advised to instruct a Tavistock conveyancing lawyer based in the location that I am buying? An old friend can carry out the conveyancing however her office is 400miles drive away.
The benefit of a local Tavistock conveyancing firm is that you can drop in to sign documents, hand in your identification documents and pester them where appropriate. Having local Tavistock know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and they were impressed that should trump using an unfamiliar Tavistock conveyancing solicitor solely due to them being based in the area.
I am employed by a long established estate agent office in Tavistock where we see a few flat sales jeopardised as a result of short leases. I have received inconsistent advice from local Tavistock conveyancing firms. Could you confirm whether the owner of a flat can instigate the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I bought a split level flat in Tavistock, conveyancing formalities finalised 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Tavistock with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2098
With 72 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. 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 considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.