Is the fact that my solicitor in Aughton is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are plenty of 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. If you are concerned you should simply call the Aughton conveyancing firm and enquire why they are no longer on the approved list for your bank.
It is 10 years ago since I acquired my property in Aughton. Conveyancing solicitors have now been instructed on the sale but I am unable to find my title deeds. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the lender or they could be archived with the lawyers who oversaw your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Aughton involves registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.
I have been told that property searches are a common cause of delay in Aughton house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Aughton.
We're FTB’s - agreed a price, but the estate agent informed us that the seller will only issue a contract if we appoint the agent's chosen solicitors as they want a ‘quick sale’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Aughton
We suspect that the owner is not behind this request. Should the seller desire ‘a quick sale', alienating a genuine purchaser is counter productive. Try to communicate with the vendors directly and explain that (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you are going to use your own,trusted Aughton conveyancing lawyers - as opposed tothose that will give their negotiator at the agency a introducer fee or achieve conveyancing thresholds demanded by corporate headquarters.
I am on look out for some leasehold conveyancing in Aughton. Before I get started I would like to find out the unexpired term of the lease.
If the lease is registered - and most are in Aughton - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a studio flat in Aughton, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Aughton with a long lease are worth £201,000. The ground rent is £45 yearly. The lease terminates on 21st October 2089
With only 64 years left to run we estimate the premium for your lease extension to span between £14,300 and £16,400 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be 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 move forward placing reliance on this information without first seeking the advice of a professional.
My husband and I have an offer in principle from Platform Home Loans Ltd who said we could borrow up to £117k. When do I need to appoint a solicitor for conveyancing? Aughton is where we plan to move to.
It would be wise to instruct a conveyancing practitioner now and ask them to open a file on your behalf. This will enable: 1) the estate agent to issue a Sales Memo to the relevant parties 2) the seller’s conveyancer to submit the draft contract. That being said, do not ask your property lawyer to start searches until you have your valuation report via Platform Home Loans Ltd and you are content to move forward.