Am I correct in assuming that the fact that my solicitor in Weymouth is not on my bank's solicitor panel that there is a problem with the standard of her work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent 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. Should you be concerned you should contact the Weymouth conveyancing practice and ask them why they are no longer on the approved list for your bank.
The owners have rather pushy sellers who has insisted on a preliminary agreement with a non-refundable deposit 6,000. Are such contracts recommended for Weymouth conveyancing transactions?
There are two main drawbacks with executing a lock out agreement (sometimes referred to as an exclusivity agreement) is that it takes away the focus from progressing with the conveyancing work, so unless it requires little or no negotiation then it may turn out to be unhelpful. It is not strongly advocated amongst Weymouth conveyancing solicitors for this reason. A further negative is the extent of the remedies available - an aggrieved buyer is very unlikely to win an injunction to prevent the owner selling to a third party, so the only remedy open via the agreement will be the recovery of abortive costs and, in rare circumstances, the extra payment of damages.
Can I use your services to recommend a Conveyancing solicitor in Weymouth even where I’m not buying or selling a house, for example where I wish to buy a shop in Weymouth with a mortgage from Barnsley Building Society?
Our search tool is primarily there to find domestic conveyancing solicitors in Weymouth but we have recorded at the end of this page a selection of Weymouth commercial conveyancing firms. You will need to speak with the solicitors directly to establish if they can also act for Barnsley Building Society
The estate agent has sent us the confirmation of our purchase of a new build apartment in Weymouth. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Weymouth
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants.
I only have 72 years unexpired on my flat in Weymouth. I need to extend my lease but my freeholder is absent. 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 an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you have done all that could be expected to find the freeholder. In some cases an enquiry agent may be helpful to conduct investigations and prepare a report which can be used as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer both on proving the landlord’s absence and the application to the County Court overseeing Weymouth.
I bought a split level flat in Weymouth, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Weymouth with over 90 years remaining are worth £195,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 2088
With only 63 years unexpired we estimate the price of your lease extension to be between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues 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 before getting professional advice.
Me and my partner are buying a three room maisonettein Weymouth with a residential mortgage from a mortgage company. We have a conveyancer in Weymouth yet our bank says he's not approved on their "panel". Apparently we need to choose from the our bank panel firms or keep our Weymouth conveyancer and incur the extra legals for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our mortgage company use our Weymouth lawyer?
Unfortunately,no. The lender home loan issued is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including many conveyancing solicitors in Weymouth : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your bank.