Am I correct in assuming that the fact that my conveyancer in Linton is not on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
That is more than likely a wrong assumption to make. There are plenty of 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 most common reasons for removal are: (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 simply call the Linton conveyancing firm and enquire why they are no longer on the approved list for your bank.
My friend suggested that where I am purchasing in Linton I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Linton conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Linton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Linton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Linton Education with maps and statistics, Local Amenities and other useful data concerning Linton.
How can the Landlord & Tenant Act 1954 affect my commercial property in Linton and how can your lawyers assist?
The particular law that you refer to affords protection to business tenants, granting the right to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Linton is one of our hundreds of areas of the UK in which the firms we work with are based
My partner has suggested that I instruct his conveyancing solicitors in Linton. Do I take his guidance?
Much as we are happy to recommend a Linton conveyancing lawyer the ideal way to select a conveyancing lawyer is to seek guidance from friends or relatives who have actually experience in using the firm you're contemplating using.
I've found a house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have just been informed that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Linton. Conveyancing lawyers have not yet been appointed. Will they explain the issues?
Most houses in Linton are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Linton so you should seriously consider looking for a Linton conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’spermission to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your conveyancer should report to you on the legal implications.
I am the registered owner of a 2 bed flat in Linton, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Linton with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 levied per year. The lease comes to an end on 21st October 2079
With just 54 years unexpired we estimate the premium for your lease extension to be between £32,300 and £37,400 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.
Do I cancel the direct debit for my mortgage with Lloyds as soon as a completion date for my sale in Linton has been set?
You would be well advised to maintain paying any mortgage sums to Lloyds pending the mortgage being repaid from the proceeds of sale as part of your Linton conveyancing.