Is the fact that my solicitor in Clifton Village is not on my lender's conveyancing panel that there is a problem with the quality of his work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly 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) 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 contact the Clifton Village conveyancing practice and enquire why they are no longer on the approved list for your lender.
Is there a reason why leasehold purchase conveyancing in Clifton Village costs more?
Clifton Village leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would prefer to instruct a local conveyancing solicitor in Clifton Village?
Do check but the the likelihood is that give you one of their panel conveyancers if you accept the "fee-free" incentive. Contact the mortgage company and explore if they offer you a monetary alternative. Some lenders have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Clifton Village.
Me and my brother purchased a renovated Georgian house in Clifton Village. Conveyancing practitioner acted for me and Leeds Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Clifton Village and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who conducted the work.
Over the last few months I have been searching for a flat up to £245,000 and identified one close by in Clifton Village I like with amenity areas and transport links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Clifton Village suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
My company is looking to take over a lease of an office on the high street. Can you recommend conveyancers offering no-move-no charges for non-domestic conveyancing in Clifton Village for under 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Clifton Village, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to purchase or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right firm. As for the fees these will vary based on the structure and nuances of the proposed transaction. Let us have your details or telephone so as to enable us to supply you with a fixed commercial conveyancing quote.