Am I correct in assuming that the fact that my solicitor in Blandford Forum is not on my bank's conveyancing panel that there is a problem with the standard of his work?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a 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) 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. Where you are concerned you should contact the Blandford Forum conveyancing firm and ask them why they are no longer on the approved list for your bank.
We're in Blandford Forum, First timers purchasing with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My bid for a property was accepted at auction in Blandford Forum. Conveyancing is necessary. What are my next steps?
Now that you are legally committed yourself to purchase you now have to appoint a conveyancing solicitor soon as you will have a pending a fixed date to complete the purchase. An auction property will have a corresponding auction pack. This should include evidence of title and search results. If you have purchased leasehold premises the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You must hand this to the solicitor working for you at the earliest opportunity. Do make sure that your finances are in order to complete on the date specified in the contract.
I'm spending time looking at flats in Blandford Forum and I am now considering a potential offer. Is it sensible to have my conveyancing practitioner on ‘stand by’? I will be getting a home loan with Co-operative.
It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are getting a mortgage with Co-operative, make sure you remember to check that your lawyer is on the Co-operative conveyancing panel.
I am selling my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being pedantic. The Blandford Forum solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have todaydiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in Blandford Forum for a purchase of a leasehold flat 12 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The quickest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Blandford Forum conveyancing specialists.
We're new to the buying process - agreed a price, but the selling agent informed us that the owners will only issue a contract if we instruct the agent's preferred conveyancers as they need an ‘expedited deal’. We would rather use a high street solicitor with experience of conveyancing in Blandford Forum
We suspect that the owner is not behind this demand. If they require ‘a quick sale', turning down a genuine purchaser is counter productive. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Blandford Forum conveyancing lawyers - rather thanthe ones that will provide their negotiator at the agency a kickback or achieve conveyancing figures pre-set by corporate headquarters.
There are only Fifty years left on my lease in Blandford Forum. I now want to extend my lease but my landlord is can not be found. What should I do?
If 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 mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to prove that you have used your best endeavours to locate the lessor. For most situations a specialist would be useful to carry out a search and prepare a report to be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Blandford Forum.
I am the registered owner of a garden flat in Blandford Forum, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Blandford Forum with an extended lease are worth £260,000. The ground rent is £50 invoiced every year. The lease ceases on 21st October 2100
With only 75 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.