Is the fact that my solicitor in Wellesbourne is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
That is most likely a wrong assumption to make. There are plenty of 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 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 contact the Wellesbourne conveyancing practice and enquire why they are no longer on the approved list for your lender.
Can the conveyancing solicitors listed on your site carry out right to buy conveyancing in Wellesbourne?
We have identified a variety of conveyancing solicitors who can conduct right to buy transactions You should get in touch with the conveyancers listed to obtain a costs calculation.
What will a local search reveal concerning the house I am buying in Wellesbourne?
Wellesbourne conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search plays an important role in many a Wellesbourne conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I used Stirling Law a few years past for my conveyancing in Wellesbourne. I now require my papers but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wellesbourne of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Wellesbourne differ for new build properties?
Most buyers of new build property in Wellesbourne come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Wellesbourne tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wellesbourne or who has acted in the same development.
I am a negotiator for a long established estate agency in Wellesbourne where we have experienced a number of leasehold sales jeopardised as a result of short leases. I have been given inconsistent advice from local Wellesbourne conveyancing solicitors. Can you confirm whether the seller of a flat can start the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I own a 1 bedroom flat in Wellesbourne, conveyancing was carried out April 2008. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Wellesbourne with over 90 years remaining are worth £165,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2102
With just 77 years left to run we estimate the premium for your lease extension to span between £7,600 and £8,800 plus costs.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.