Am I correct in assuming that the fact that my conveyancer in Maidenhead is not listed on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of reasonable 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 most common reasons for removal are: (1) lack 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. Where you are concerned you should contact the Maidenhead conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
We were just about to sign contracts for a ground floor flat in Maidenhead. We encountered a problem. Our loan offer with National Westminster Bank runs out on 15/3/2022 but the vendors are putting forward a completion date of 17/3/2022. Can one extend the mortgage expiry date?
The best person to deal with your issue is your conveyancer who should determine whether he or she is should be discussing with the mortgage company, vendor’s lawyers, selling agents or conceivably all parties taking into account what has gone on in your house move as of today.
Will commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Maidenhead?
Its becoming the norm that commercial conveyancing solicitors in Maidenhead will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Maidenhead. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Maidenhead.
For each commercial conveyancing transaction in Maidenhead it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Maidenhead commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Maidenhead.
I am buying a new build flat in Maidenhead. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Maidenhead
Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Maidenhead is the location of the property. Is there any advice you can give?
Flying freeholds in Maidenhead are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Maidenhead 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 Maidenhead 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 property.
We expect to complete the disposal of our £425,000 apartment in Maidenhead in nine days. The freeholder has quoted £360 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Maidenhead?
Maidenhead conveyancing on leasehold maisonettes often involves the purchaser’s solicitor submitting enquiries for the landlord to address. Although the landlord is not legally bound to answer these enquiries the majority will be content to assist. They may charge a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some situations it is above £800. The administration charge invoiced by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration charges, without which the charge is not strictly payable. In reality one has little option but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
Leasehold Conveyancing in Maidenhead - A selection of Questions you should ask before buying
Plenty Maidenhead leasehold apartments will have a service bill for maintenance of the block invoiced by the landlord. Should you acquire the property you will have to pay this liability, usually quarterly during the year. This may differ from a few hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a ground rent to be met annual, this is usually not a exorbitant figure, say approximately £50-£100 but you need to enquire it because occasionally it can be surprisingly expensive. It is important to be aware whether window replacement or some other major work is due in the near future to be shared by the leaseholders and will materially impact the level of the maintenance charges or require a one off invoice. Is there a share of the freehold?