Am I correct in assuming that the fact that my solicitor in Houghton Regis is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?
That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent 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) 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 simply call the Houghton Regis conveyancing firm and enquire why they are no longer on the approved list for your lender.
I have given 8 weeks notice to my existing landlord and have to be out of my rented flat in Houghton Regis by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in a couple of weeks as I wish to avoid having to move into short term accommodation?
It is unwise to provide notice for your tenancy unless your lawyer suggests that you should. If you have not already done so, speak to your lawyer and ask them to they seek the assistance the owners solicitors, try to get a realistic time scale from them that all parties will aim towards
When researching moneysavingexpert.com for a recommended solicitor in Houghton Regis, many say that I should use a CQS accredited lawyer. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes via the scheme protocol Membership covers many companies who execute conveyancing in Houghton Regis.
I purchased a terraced Victorian property in Houghton Regis. Conveyancing solicitor acted for me and Leeds Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Houghton Regis and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing practitioner who completed the work.
My business partner and I are looking to take over a lease of a shop on the high street. Can you recommend conveyancers offering fixed fees for commercial conveyancing in Houghton Regis for below 2k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Houghton Regis, including the disposal and purchase of businesses as well as simply premises. If you are hoping to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we can put you in touch with the right lawyer. Regarding the costs this will depend on the structure and nuances of the deal. Let us have your details or telephone us so that we may provide you with a fixed commercial conveyancing calculation.
I’m about to sell my garden apartment in Houghton Regis. Conveyancing is yet to be initiated, however I have recently received a half-yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the maintenance contribution as you normally would as all rents and service charges will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless 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. This will smooth the conveyancing process.
Leasehold Conveyancing in Houghton Regis - Examples of Queries Prior to buying
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Best to be warned if window replacement or some other significant cost is coming up that will be shared amongst the leaseholders and may well materially impact the level of the service charges or result in a specific invoice. The best form of lease arrangement is a share of the freehold. In this arrangement the lessees benefit from control and although a managing agent is frequently retained if the building is larger than a house conversion, the managing agent is directed by the tenants.