Am I correct in assuming that the fact that my conveyancer in Berrylands is not listed on my lender's conveyancing panel that there is a problem with the quality of his work?
That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 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 lawyer 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 Berrylands conveyancing firm and ask them why they are no longer on the approved list for your lender.
I acquired my house on 4 October and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Berrylands expressed confidence that it would be dealt with inside ten days. Are transfers in Berrylands uniquely lengthy to register?
As far as conveyancing in Berrylands is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can differ according to who lodges the application, whether there are errors and whether the Land registry must send notices to any interested persons or bodies. As of today in the region of 80% of submission are fully dealt with within two weeks but occasionally there can be longer hold-ups. Historically registration takes place once the purchaser has moved in to the premises so post completion formalities is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers should contact the land registry and explain the circumstances.
My business partner and I are intending to take an assignment of a lease of an office on a shopping parade. Can you recommend lawyers offering no-sale-no costs for non-domestic conveyancing in Berrylands for below £2000?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Berrylands, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to acquire or lease a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right lawyer. As for the costs these will vary based on the structure and complexity of the deal. Please provide us with your contact information or telephone us so that we can furnish you with a fixed commercial conveyancing quote.
As co-executor for the estate of my aunt I am selling a residence in Neath but live in Berrylands. My conveyancer (approximately 300 miles awayhas requested that I execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Berrylands to witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Berrylands based
Planning to complete next month on a studio apartment in Berrylands. Conveyancing lawyers have said that they will have a report out to me next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Berrylands should include some of the following:
The physical ownership of the premises. This will be the apartment itself but may incorporate a roof space or cellar if appropriate. Will you be prohibited or prevented from having pets in the property? Where does the liability rest to repair and maintain the main walls and foundations. It is essential that you know which party is liable for the repair and maintenance of all parts of the block and estate Alterations to the property Responsibility for repairing the window frames
I am the proprietor of a ground floor flat in Berrylands. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
in cases where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Berrylands premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.
My conveyancers in Berrylands have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.