Am I correct in assuming that the fact that my conveyancer in Hungerford is not listed on my bank's conveyancing panel that there is a problem with the quality of his work?
That would more than likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters 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 lawyer 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 Hungerford conveyancing practice and enquire why they are no longer on the approved list for your bank.
Can you suggest a Norwich and Peterborough Building Society approved Hungerford conveyancing conveyancer that can complete within a very limited time frame? Am I best advised to unstruct a high street Hungerford practice or a factory type comparison site?
We can recommend some very good Hungerford conveyancing firms. You can also walk up the main road in Hungerford. Go in to some well established law practices and ask to speak with a conveyancing solicitor for a fee estimate. Explain your time frames together with the reasons and get a commitment on your deadline. Select the one that genuine.
My partner and I are selling our house in Hungerford and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Hungerford lawyer would know that there is no such problem. It does beg the question why the purchasers are using an online conveyancing firm as opposed to a conveyancing solicitor in Hungerford. We have lived in Hungerford for six years we know of no issue. Should we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I am looking for a ground for flat up to £305k and found one round the corner in Hungerford I like with a park and station in the vicinity, the downside is that it only has 49 years on the lease. I can't really find anything else in Hungerford for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan that many years will be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
All being well we will complete our sale of a £400,000 maisonette in Hungerford next week. The management company has quoted £348 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Hungerford?
Hungerford conveyancing on leasehold apartments often necessitates the buyer’s solicitor submitting questions for the landlord to answer. Although the landlord is under no legal obligation to address such questions the majority will be willing to assist. They may levy a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The management information fee demanded by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, without which the charge is technically not due. In reality one has no choice but to pay whatever is requested of you if you want to exchange contracts with the buyer.
Hungerford Leasehold Conveyancing - A selection of Queries Prior to buying
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The prefered form of lease arrangement is a share of the freehold. In this situation the leaseholders benefit from being in charge if their destiny and notwithstanding that a managing agent is often retained where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. Please tell me if there are any major works anticipated that will increase the service fees? If a Hungerford lease has less than 80 years it will have adverse implications on the marketability of the apartment. Check with your mortgage company that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will almost definitely require a lease extension at some point and it is worth finding out how much this will be. For most Hungerfordlease extensions you will be required to have been the owner of the premises for two years before you are entitled to extend the lease.
How does one as executor remove a deceased person's name from the title deeds for a property in Hungerford?
If a Hungerford property is co-owned and one of the owners dies, their name will not automatically be removed from the title deeds. It is not necessary to remove their name as in the event of a sale you would simply need to evidence why the joint owner is not included in the conveyance, ordinarily this takes the form of a grant of probate.
With the aim of making things more straight forward in the future you may arrange to have the deceased party removed from the title by submitting an application to HM Land Registry with evidence of the death. There is no land registry fee payable.