Am I correct in assuming that the fact that my conveyancer in Topsham is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 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 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 Topsham conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
We previously instructed conveyancers located in Topsham on the Clydesdale solicitor panel. They are now charging me a supplemental fee for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer can charge a fee for this. This charge is not set by Clydesdale but by your Topsham property lawyer. Some firms on the Clydesdale panel will levy ’dealing with mortgage’ fee and others do not.
Can I be sure that the Topsham conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Topsham obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your transaction.
We are getting a further advance on our mortgage from Kent Reliance as we want to conduct alterations to our property in Topsham. Do we need to choose a high street Topsham solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.
Will commercial conveyancing searches reveal impending roadworks that may impact a commercial site in Topsham?
Its becoming the norm that commercial conveyancing solicitors in Topsham will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Topsham. 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 Topsham.
For each commercial conveyancing transaction in Topsham it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Topsham commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Topsham.
Me and my brother have a terraced Victorian property in Topsham. Conveyancing lawyer acted for me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Topsham and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing lawyer who conducted the conveyancing.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Topsham is the location of the property. What do you suggest?
Flying freeholds in Topsham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Topsham you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Topsham may decide 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 premises.
I've found a house that appears to be perfect, at a great figure which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Topsham. Conveyancing advisers have are soon to be instructed. Will they explain the issues?
Most houses in Topsham are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Topsham in which case you should be shopping around for a Topsham conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer will report to you on the legal implications.
I bought a ground floor flat in Topsham, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Topsham with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2105
You have 80 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to 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.