We are looking to buy a flat and require a conveyancing solicitor in Trafford Park who is on the Santander solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Trafford Park.
Please explain the implications if my solicitor is suspended from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Trafford Park?
First, 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 at a cost.
We are purchasing a flat in Trafford Park. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Trafford Park conveyancing solicitors on the Lloyds conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Lloyds approved list of solicitors they would need to be governed by the SRA. Some banks do permit licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.
I have paid off my mortgage with Skipton. I assume I don't need a Trafford Park solicitor on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
Just bought a detached house in Trafford Park , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Trafford Park conveyancing solicitor has been very slow, so I want to be sure the registration is addressed.
There is nothing unique about conveyancing in Trafford Park registration formalities. As opposed to being determined by geographic area, timeframes can vary subject to the party submitting the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. At present approximately 80% of submission are completed within 12 days but occasionally there can be protracted hold-ups. Historically registration occurs after the purchaser has moved in to the property thus 'speed' is not typically top priority but where it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.
How simple is it to swap conveyancer as I have to appoint a firm on the Yorkshire Building Society conveyancing panel. I hired a family conveyancing solicitor in Trafford Park five minutes from me but the firm is not accepted by Yorkshire Building Society
It would be our pleasure to help you select a conveyancing solicitor in Trafford Park on the Yorkshire Building Society panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Trafford Park. In utilising the find a conveyancing solicitor tool on this website, you can contrast fees for conveyancing solicitors in Trafford Park and throughout England and Wales.
I only have Fifty years unexpired on my flat in Trafford Park. 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 submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to locate the lessor. For most situations an enquiry agent may be useful to conduct investigations and to produce an expert document to be used as proof that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s disappearance and the application to the County Court covering Trafford Park.
I own a 1 bedroom flat in Trafford Park, conveyancing formalities finalised 7 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Trafford Park with an extended lease are worth £175,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease finishes on 21st October 2083
With only 58 years unexpired we estimate the premium for your lease extension to be between £23,800 and £27,400 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.