Is the fact that my solicitor in Thorpe Hesley is not on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly 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 top 5 reasons are as follows: (1) lack 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 contact the Thorpe Hesley conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My Conveyancer in Thorpe Hesley is not listed on the Godiva Mortgages Ltd Conveyancing Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are not on the Godiva Mortgages Ltd approved list?
Your options are as follows:
- Carry on with your existing Thorpe Hesley solicitors but Godiva Mortgages Ltd will need to use a conveyancer on their panel. This will result in additional total conveyancing charges and cause frustration.
- Find an alternative solicitor to act in the purchase, obviously checking they are on the Godiva Mortgages Ltd panel
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Thorpe Hesley is the location of the property. Can you offer any guidance?
Flying freeholds in Thorpe Hesley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Thorpe Hesley you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Thorpe Hesley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In what way can the Landlord & Tenant Act 1954 affect my business offices in Thorpe Hesley and how can your lawyers assist?
The particular law that you refer to affords a safeguard to business leaseholders, granting the dueness to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Thorpe Hesley
I've recently bought a leasehold property in Thorpe Hesley. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a studio flat in Thorpe Hesley, conveyancing having been completed October 2009. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Thorpe Hesley with over 90 years remaining are worth £195,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 2088
With just 63 years unexpired we estimate the premium for your lease extension to span between £16,200 and £18,600 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs 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 clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
At long last our conveyancing in Thorpe Hesley completes this Friday, yet the person I am purchasing off has asked to move out on the Saturday noon. Should I agree to such a idea?
It is not possible to complete on a Saturday because the bank systems aren't operational.