I have given 2 months notice to my existing landlord and have to vacate my let out apartment in Frogmore by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in 4 weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to serve notice on a rental until exchange of contracts has taken place. If you have not already done so, update to your lawyer and ask them to they seek the assistance the owners lawyers, try to a target completion date that all parties will work to achieve
Can you clarify what the consequences are if my solicitor is removed from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Frogmore?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Should our solicitor be raising questions regarding flooding during the conveyancing in Frogmore.
The risk of flooding is if increasing concern for lawyers dealing with homes in Frogmore. Plenty of people will acquire a house in Frogmore, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a number of checks that can be initiated by the buyer or by their conveyancers which should figure out the risks in Frogmore. The standard information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to determine whether the property has suffered from flooding. In the event that the premises has been flooded in past which is not notified by the seller, then a purchaser may issue a compensation claim as a result of such an incorrect response. A buyer’s lawyers may also conduct an environmental search. This will reveal whether there is any known flood risk. If so, further investigations should be made.
In my capacity as executor for the will of my grandmother I am selling a house in Swansea but live in Frogmore. My lawyer (based 250 miles awayhas requested that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Frogmore to witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are located in Frogmore
I own a leasehold house in Frogmore. Conveyancing and The Royal Bank of Scotland mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Frogmore who acted for me is not around. Do I pay?
The first thing you should do is contact HMLR to make sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Frogmore conveyancing lawyer to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a 2 bed flat in Frogmore, conveyancing formalities finalised November 2006. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Frogmore with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2094
With only 68 years left to run the likely cost is going to span between £9,500 and £11,000 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 are not able to provide the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other 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 based on this information without first getting professional advice.
My wife and I are purchasing a first floor flat in Frogmore. When we first instructed lawyer, they said that they were on all mainstream lender panels. Our mortgage broker called just now to advise that they are not on the Nationwide approved list. Were it to be true, what should we do? Do we just find a different lawyer that is on their approved list or should we cover the costs for dual representation, with Nationwide selecting their own preferred conveyancing practitioner.
When purchasing a property with the benefit of a mortgage it is normal for the buyer’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to fulfill. Some banks now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your lawyer should contact Nationwide and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Nationwide's conveyancing panel as you are at liberty to use your preferred Frogmore lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another conveyancer into the equation.