Is the fact that my solicitor in Morriston is not listed on my bank's solicitor panel that there is a problem with the quality of the firm’s work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable 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 contact the Morriston conveyancing firm and enquire why they are no longer on the approved list for your bank.
Me and my brother own a 4 bedroom Edwardian property in Morriston. Conveyancing lawyer represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Morriston and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing practitioner who carried out the work.
I have been on the look out for a flat up to £195,000 and found one near me in Morriston I like with open areas and station nearby, however it's only got 61 years unexpired on the lease. There is not much else in Morriston in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage that many years will be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
Is there anything unique about your site and alternative online quote calculators for conveyancing in Morriston?
At this site obtain a conveyancing quote from a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Morriston. Unlike many estate agents and many comparison sites we do not charge firms a fee if you select them for your home move in Morriston
I am thinking of appointing a conveyancing lawyer in Morriston for my house move. Is there any facility to review a solicitor's record with the profession’s regulator?
One may review presented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA could monitor call for training reasons.
I own a leasehold flat in Morriston. Conveyancing was finished in five years ago. I have been told that I should not let the lease length fall too low. What is the reasoning?
Morriston leasehold properties are for a set period - often 99 years when they commenced. However many flats in Morriston were built or converted in the 60’s and so these leases now have fewer than eighty years unexpired. This may sound like a long time but Banks, Building Societies and other mortgage lenders tend to require leases to have at least seventy five years left to be mortgageable. Accordingly when you come to sell the property you will need to extend the term of your lease if you are getting close to 75 years. To enhance the marketability of your property you should be thinking about whether to extend your lease long before you come to sell it. Please note that there are significant benefits to doing so before the lease reaches even eighty years as when the lease is below eighty years the amount to be paid to extend starts to get a lot more expensive.