Is the fact that my conveyancer in Battlesbridge is not identified on my bank's conveyancing panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 simply call the Battlesbridge conveyancing practice and enquire why they are no longer on the approved list for your lender.
I have given 2 months notice to my existing landlord and have to vacate my rented property in Battlesbridge by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in 5 weeks as don't want to have to find short term accommodation?
The normal practice is not to provide notice for your tenancy until your lawyer suggests that you should. Assuming that you have not already done so, contact to your conveyancer and request that they cajole the owners lawyers, try to get a realistic time scale from them that all parties will aim to achieve
Due to the input of my in-laws I had a survey completed on a property in Battlesbridge prior to retaining lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some lenders may not grant a mortgage on a flying freehold home.
It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Battlesbridge. Conveyancing will be smoother if you use a solicitor in Battlesbridge especially if they are familiar with such properties in Battlesbridge.
My company is planning to lease a unit on a shopping parade. Can you recommend lawyers offering no-sale-no charges for commercial conveyancing in Battlesbridge for less than 2k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Battlesbridge, including the disposal and acquisition of businesses as well as simply property. Whether you are hoping to buy or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. Regarding the costs these will vary based on the structure and complexity of the proposed transaction. Please provide us with your details or call us so that we may supply you with a fixed commercial conveyancing calculation.
I've recently bought a leasehold flat in Battlesbridge. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a 1st floor flat in Battlesbridge, conveyancing was carried out 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Battlesbridge with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2079
You have 58 years remaining on your lease the likely cost is going to be between £22,800 and £26,400 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously 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.
A licensed conveyancer acted on my conveyancing in Battlesbridge half a dozen years ago having retained my title documents but has since been shut down – how do I get hold of them?
Deeds, as such, are no longer appropriate for the majority of properties in Battlesbridge are registered electronically at Land Registry. Where you need to show ownership or are selling or re-mortgaging your lawyer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to firstname.lastname@example.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.