How up to date is your database of Thornbury solicitors on the Skipton conveyancing panel? Do Skipton send you an updated list?
Thornbury conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.
The Thornbury conveyancing lawyers that just started acting on my house acquisition in Thornbury have without warning shut down. I chose them because I had to have a solicitor on the Kent Reliance conveyancing panel and my preferred Thornbury lawyer was not. I cut them a cheque for two hundred pounds in advance. What are my options?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
What is the difference between a licensed conveyancer and conveyancing solicitor in Thornbury
There are many registered licenced Conveyancers in Thornbury and Solicitor partnerships in Thornbury who can help with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. They may both also deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We are purchasing a end of terrace house in Thornbury. We would like to convert the garage to an office at the property.Will legal work on the property involve enquiries to see if these works are permitted?
Your conveyancer will review the registered title as conveyancing in Thornbury can on occasion identify restrictions in the title deeds which prohibit categories of changes or require the permission of another owner. Certain additions call for local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
Completion of my remortgage has taken place for my property in Thornbury. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Thornbury. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Thornbury
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide 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?
We're FTB’s - agreed a price, yet the property agent advised that the vendor will only proceed if we use their chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Thornbury
We suspect that the seller is not behind this request. If they want ‘a quick sale', alienating a serious purchaser is counter productive. Bypass the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted Thornbury conveyancing firm - rather thanthe ones that will earn their negotiator at the agency a commission or meet his conveyancing figures demanded by senior management.
I am a negotiator for a reputable estate agency in Thornbury where we have witnessed a few leasehold sales derailed due to leases having less than 80 years remaining. I have been given contradictory information from local Thornbury conveyancing solicitors. Could you clarify whether the seller of a flat can commence the lease extension formalities 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 kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is 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 purchaser.
I inherited a leasehold flat in Thornbury, conveyancing was carried out in 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Thornbury with over 90 years remaining are worth £165,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2102
With 77 years left to run the likely cost is going to be between £7,600 and £8,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.