I am progressing with the sale of my ground floor flat in Gallows Corner and the estate agent has just telephoned to advise that the purchasers are switching law firm. I am told that this is due to the fact that the lender will only deal with property lawyers on their conveyancing panel. On what basis would a big named lender only engage with specific solicitors rather the firm that they want to choose for their conveyancing in Gallows Corner ?
UK lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
What can a local search reveal concerning the house I am purchasing in Gallows Corner?
Gallows Corner conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for instance PSG The local search is essential in every Gallows Corner conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications applicable 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.
Just acquired a detached house in Gallows Corner , What is the estimated time for the Land Registry to record my ownership? My Gallows Corner conveyancing solicitor has been painfully slow, so I want to be certain that my name is registered.
As far as conveyancing in Gallows Corner is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether there are errors and if the Land registry need to notify any 3rd parties. Currently roughly three quarters of submission are completed in less than three weeks but some can be subject to protracted delays. Historically registration is effected once the purchaser is living at the property thus post completion formalities is not always primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer must speak with the land registry and explain the circumstances.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one close by in Gallows Corner I like with a park and station nearby, however it only has 49 years on the lease. I can't really find anything else in Gallows Corner suitable, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan the shortness of the lease will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
As co-executor for the will of my father I am disposing of a residence in Monmouth but I am based in Gallows Corner. My conveyancer (who is 300 kilometers awayrequires that I execute a stat dec prior to the transaction finalising. Could you suggest a conveyancing practitioner in Gallows Corner to witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Gallows Corner based
I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have just been informed that it's a leasehold rather than freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Gallows Corner. Conveyancing advisers have are soon to be appointed. Will they explain the issues?
The majority of houses in Gallows Corner are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Gallows Corner so you should seriously consider shopping around for a Gallows Corner conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the house is located on an estate. Your lawyer should appraise you on the various issues.
I have tried to negotiate informally with with my landlord for a lease extension without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Gallows Corner conveyancing firm to assist?
Most certainly. We are happy to put you in touch with a Gallows Corner conveyancing firm who can help.
An example of a Lease Extension case for a Gallows Corner 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 related to 1 flat. The unexpired residue of the current lease was 57.5 years.