Is the fact that my solicitor in Booker is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his work?
That is more than likely a wrong assumption to make. 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. If you are concerned you should simply call the Booker conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Various online forums that I have visited warn that are a common cause of stalling in Booker house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in Booker.
I moved into my house on 14 March and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Booker advises it would be formalised in less than a month. Are properties in Booker uniquely lengthy to register?
As far as conveyancing in Booker registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether it is in order and whether the Land registry need to notify any other persons or bodies. Currently approximately 80% of submission are fully dealt with in less than three weeks but some can be subject to extensive delays. Historically registration occurs once the purchaser has moved in to the premises thus 'speed' is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
Is it possible to switch firm as I have to select a firm on the Barclays Direct conveyancing panel. I was using a family conveyancing solicitor in Booker five minutes from me but the firm is not accepted by Barclays Direct
It would be our pleasure to assist you find a conveyancing solicitor in Booker on the Barclays Direct panel. Please note that the law firms that we list do not pay us commission if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Booker. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Booker.
Can you provide any top tips for leasehold conveyancing in Booker from the point of view of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Booker can be reduced if you appoint lawyers the minute you market your property and request that they start to put together the leasehold documentation needed by the purchasers’ lawyers. Some Booker leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If there is a history of conflict with your freeholder or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to reveal the dispute as historic rather than ongoing. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this via your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is under 75 years. In the circumstances it is essential at an early stage that you consider whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.
I am the registered owner of a ground floor flat in Booker, conveyancing formalities finalised in 1997. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Booker with a long lease are worth £180,000. The ground rent is £65 levied per year. The lease expires on 21st October 2084
With just 59 years unexpired we estimate the premium for your lease extension to range between £20,900 and £24,200 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
Is it true that a Booker conveyancing solicitor has court proceedings brought against them by clients for not carrying out comprehensive conveyancing investigations?
We are not aware of such a Booker conveyancing matter but according to a recent report, clients purchasing a property elsewhere in England successfully sued their property lawyer due to development permission to build a wind farm not being picked up in conveyancing searches.
Where you are buying in Booker It is essential that your conveyancing practitioner carry out all Booker conveyancing searches necessary making sure that you have relevant and current information before purchasing a home in Booker.