Am I correct in assuming that the fact that my conveyancer in Dosthill 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 all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should contact the Dosthill conveyancing firm and ask them why they are no longer on the approved list for your lender.
I am considering applying for a Nationwide mortgage for purchase of a new build (under development) in Dosthill with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Have completed on a a detached house in Dosthill , how long will it take for the Land Registry to register my title? My Dosthill conveyancing solicitor has been painfully slow, so I want to check that my purchase is recorded.
There is nothing unique when it comes to conveyancing in Dosthill registration formalities. Rather than based on location, timeframes can differ subject to who lodges the application, whether there are errors and if the Land registry must send notices to any third parties. Currently in the region of 80% of such applications are completed within 12 days but occasionally there can be longer hold-ups. Historically registration takes place after the purchaser is living at the property so 'speed' is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
I have been on the look out for a ground for flat up to £195,000 and identified one near me in Dosthill I like with a park and station nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Dosthill suitable, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan the shortness of the lease will likely be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
I've recently bought a leasehold property in Dosthill. 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 be sure 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 acquired a 1 bedroom flat in Dosthill, conveyancing formalities finalised December 1997. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Dosthill with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease expires on 21st October 2085
You have 60 years left to run the likely cost is going to span between £20,000 and £23,000 as well as costs.
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 without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues 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 before getting professional advice.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.