Am I correct in assuming that the fact that my conveyancer in Hastings is not on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should simply call the Hastings conveyancing firm and enquire why they are no longer on the approved list for your lender.
My wife and I are due to exchange on the purchase of a property in Hastings but as a result of damage from a small fire at the property I have managed to agree reparation from the seller of six thousand pounds taking the form of a adjustment in the price. This was going to be addressed as part of amending the contract but Clydesdale will not permit this. Should they have been notified?
Any lawyer that is on the Clydesdale approved list is required to inform Clydesdale of any amendments to the sale price. If you prohibit your conveyancing practitioner to disclose the price change to Clydesdale then they would have to discontinue acting for you. In addition, Clydesdale and you would have to appoint a new lawyer for your conveyancing in Hastings.
Is there a reason why leasehold purchase conveyancing in Hastings costs more?
Hastings leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable 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.
A colleague advised me that where I am purchasing in Hastings I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Hastings conveyancing searches. It is a large report of about 40 pages, listing and detailing significant information about Hastings around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Hastings Education with plans and statistics, Local Amenities and other useful information about Hastings.
Back In 2000, I bought a leasehold flat in Hastings. Conveyancing and Bank of Scotland mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Hastings who acted for me is not around. Any advice?
The first thing you should do is make enquiries of HMLR to be 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 Hastings conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a studio flat in Hastings, conveyancing formalities finalised January 2001. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Hastings with a long lease are worth £222,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2091
With only 71 years left to run the likely cost is going to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" 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 in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
My mother and father are unable to locate their Hastings property on the HM Land Registry online search facility. They recall that 50 years ago when they bought the house there were complications with Hastings not being identified on some systems.
The vast majority of residences in Hastings should show up. Have you endevoured to search with just the postcode. Ordinarily it should disclose all the premises within the postcode. Assuming the property is registered it will be there with a title number. Where they bought back in the 70’s it's conceivable it may be unrecorded. The address may still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title documentation which could be with your parent’s bank.