Is the fact that my conveyancer in Leconfield is not on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 Leconfield conveyancing practice and ask them why they are no longer on the approved list for your lender.
Me and my partner are soon to exchange buying a house in Leconfield but as a result of wreckage from some water damage at the property I have was able negotiate compensation from the vendor of three thousand pounds in the form of a adjustment in the price. I had intended this to be addressed as part of amending the contract however HSBC will not permit this. Should they have been informed?
The conveyancing practitioner being on a HSBC conveyancing panel is obliged to inform HSBC of any variations to the purchase price. If you were to refuse your solicitor to report the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new property lawyer for your conveyancing in Leconfield.
A relative recommended that if I am purchasing in Leconfield 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 Leconfield conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Leconfield around the property and the people living there. It includes 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 details, Local Education with plans and statistics, Local Amenities and other useful information regarding Leconfield.
Me and my brother own a renovated Edwardian house in Leconfield. Conveyancing solicitor represented me and Santander. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Leconfield and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing solicitor who completed the work.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Leconfield is the location of the property. What do you suggest?
Flying freeholds in Leconfield are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Leconfield you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Leconfield may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
There are only Seventy years unexpired on my lease in Leconfield. I now wish to get lease extension but my freeholder is can not be found. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to track down the landlord. For most situations a specialist should be helpful to conduct investigations and prepare a report which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Leconfield.
Leconfield Leasehold Conveyancing - Sample of Queries before buying
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Its a good idea to find out as much as you can concerning the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are often in the clutches of the managing agents both financially and when it comes to every day matters like the cleanliness of the communal areas. Ask other people what they think of them. Finally, be sure you understand the dates that the maintenance charges are due to the managing agents and specifically what it includes. Best to be warned if a new roof is being installed or some other major work is anticipated to be shared amongst the tenants and will dramatically increase the the maintenance costs or require a specific payment. Is the freehold owned jointly by the leaseholders?