Am I correct in assuming that the fact that my conveyancer in Locks Heath is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. 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 most common reasons for removal are: (1) low volume 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. Where you are concerned you should contact the Locks Heath conveyancing practice and enquire why they are no longer on the approved list for your bank.
What is the difference between a licensed conveyancer and conveyancing solicitor in Locks Heath
There are many registered licenced Conveyancers in Locks Heath and Solicitor partnerships in Locks Heath offering conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. The two can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Please help - my lawyer says that absentee landlord insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Locks Heath?
The right level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such insurances.
I have decided to exercise my right to buy my property in Locks Heath off the council. I have a mortgage offer with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
The deeds to my house can not be found. The lawyers who conducted the conveyancing in Locks Heath 10 years ago have long since closed. Will I be able to sell the house?
In today’s world there are duplicates made of almost everything, and your conveyancer should be aware exactly where to find all the appropriate documentation so you can purchase or dispose of your house without any difficulty. Where copies are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on your premises.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Locks Heath is the location of the property. Can you offer any guidance?
Flying freeholds in Locks Heath are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Locks Heath you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Locks Heath 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.
I am thinking of appointing a conveyancing lawyer in Locks Heath for my sale. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
You can read presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could monitor call for training purposes.
I am in need of some leasehold conveyancing in Locks Heath. Before diving in I would like to find out the unexpired term of the lease.
If the lease is recorded at the land registry - and 99.9% are in Locks Heath - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a garden flat in Locks Heath, conveyancing formalities finalised December 2003. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Locks Heath with an extended lease are worth £202,000. The ground rent is £60 yearly. The lease comes to an end on 21st October 2082
You have 57 years unexpired we estimate the premium for your lease extension to range between £28,500 and £33,000 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other 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 based on this information without first getting professional advice.