Unfortunately I am unable to travel far from Fairford. Can you please spell out why all Fairford solicitors are not on all bank panels?
Even though it may seem unfair for lenders to limit who can represent them, from the public’s or lawyer’s viewpoint, the flip side is that lenders are increasingly anxious and consider it essential to protect them from mortgage fraud. As a result of this concern lenders are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.
The Fairford conveyancing firm handling our Fairford conveyancing has spotted a discrepancy between the surveyor’s assumptions in the valuation survey and what is revealed within the conveyancing documents. My lawyer has advised that he needs to ensure that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s approach right?
Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We see that you have a search directory identifying firms on the Skipton conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Fairford?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Fairford.
I got the keys to my apartment on 2 January and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Fairford said it should be formalised in a couple of weeks. Are titles in Fairford particularly slow to register?
There is nothing unique when it comes to conveyancing in Fairford registration formalities. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry have to notify any third persons or bodies. As of today roughly three quarters of such applications are fully dealt with within two weeks but occasionally there can be longer delays. Historically registration is effected after the purchaser is living at the property so registration formalities is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
How can the Landlord & Tenant Act 1954 impact my commercial offices in Fairford and how can you help?
The particular law that you refer to gives a safeguard to commercial lessees, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Fairford is one of the hundreds of areas of the UK in which the firms we work with are based
I have just appointed agents to market my garden flat in Fairford. Conveyancing is yet to be initiated, however I have recently had a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the service charge as normal as all ground rent and service charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I bought a leasehold flat in Fairford, conveyancing formalities finalised January 2008. Can you work out an approximate cost of a lease extension? Corresponding properties in Fairford with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2076
With 54 years left to run we estimate the price of your lease extension to be between £32,300 and £37,400 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.