Is the fact that my conveyancer in Upminster is not listed on my bank's solicitor panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable 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) low volume 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 simply call the Upminster conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
At what point does exchange of contracts occur in sale conveyancing in Upminster and do I need to be at the solicitors office?
Where you are round the corner to one of the conveyancing solicitors in Upminster you are welcome to come in to sign documents. However, the firms we work with supply a countrywide conveyancing service and give just as comprehensive and professional a job for you when communicating with you electronically. The signing of the purchase agreement is not the critical part. A signed contract is necessary for the conveyancer to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Upminster)to be in the office available at the end of the phone to exchange contracts.
My wife and I purchased a terraced Edwardian property in Upminster. Conveyancing solicitor represented me and Santander. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Santander to clarify?
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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Upminster and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who conducted the conveyancing.
What is different about your site and other online quote calculators when it comes to conveyancing in Upminster?
At this site get an accurate quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Upminster. Unlike many estate agents and brokerage sites we do not operate referral deals with solicitors. Some agents and online brokers 'recommend' solicitors that pays the highest commission, not the best value conveyancing in Upminster
I am looking at a two flats in Upminster which have about forty five years unexpired on the lease term. Will this present a problem?
A lease is a right to use the premises for a period of time. As a lease shortens the marketability of the lease reduces and results in it becoming more costly to acquire a lease extension. For this reason it is generally wise to extend the lease term. Sometimes it is difficult to sell a property with a short lease as mortgage lenders may be unwilling to lend money on such properties. Lease extension can be a protracted process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this arena.
We have reached the end of our tether in seeking a lease extension in Upminster. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the premium.
An example of a Lease Extension case for a Upminster premises is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The unexpired residue of the current lease was 57.5 years.
My mother purchased her house in Upminster in 2008. She has been married, divorced and has recently married again. She intends to market the house next spring. I suspect that she will just be need to supply copies of her marriage certificates to the property lawyer however she is worried it could frustrate the house move. Should she appoint a lawyer to update the title details for the house?
You are not required to update the title for the property as long as you have the proof needed to demonstrate how the name change resulted.
Any purchaser’s lawyer should check the land registry entries and requisition evidence by way of proof of the change of name for instance marriage documentation.