Is the fact that my conveyancer in Trelogan is not on my mortgage company's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are plenty of reasonable 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 most common reasons for removal are: (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. Should you be concerned you should contact the Trelogan conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My wife and I have recently appointed a conveyancing solicitor in Trelogan. I I am struggling to find out whether they are accepted on the Leeds Building Society approved list of lawyers. Could you help?
You should phone the solicitor and ask them whether they can act for the lender. Alternatively you can get in touch with Leeds Building Society who may be able to assist.
If you had a top tip for selecting a conveyancing solicitor in Trelogan what would it be?
Do not opt for the lowest Trelogan conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Forgive me if this question is silly but I am new to the house moving as a 1st time purchaser of a garden flat in Trelogan. Do I collect the keys to the property on the completion date from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Trelogan?
On the day of completion you do not need to go to the conveyancers office in Trelogan. Conveyancing lawyers for you will transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
We were going to get a AIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Trelogan solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint Trelogan solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
I have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Trelogan I like with amenity areas and station in the vicinity, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Trelogan for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan the shortness of the lease may be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
In what way can the Landlord & Tenant Act 1954 impact my commercial property in Trelogan and how can your lawyers assist?
The 1954 Act gives security of tenure to commercial tenants, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Trelogan is one of the hundreds of areas of the UK in which our lawyers are based
I am an executor of my recently deceased aunt’s Will, with a house in Trelogan which is to be marketed. The bungalow is unregistered at HMLR and I'm told that many EAs will insist that it is in place before they'll proceed. What's the mechanism for this?
In the situation you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.