Am I correct in assuming that the fact that my conveyancer in Niton is not identified on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 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) 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 simply call the Niton conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
We're in Niton, First timers purchasing with a mortgage (lender is Lloyds , and our solicitor is on the Lloyds conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Niton?
There are many registered licenced Conveyancers in Niton and Solicitor firms in Niton to choose from It is important to make clear that both are regulated professionals specialising in the legal aspects of the home buying process. Both can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am assisting my step-mother sell her property in Niton. Does the conveyancing solicitor order the EPC or it is for the seller to coordinate?
After the demise of Home Information Packs, EPC’s was maintained a required element of moving property. An energy assessment should be commissioned prior to the property being marketed. This is not a task that lawyers ordinarily organise. If you are instructing a Niton conveyancing lawyer they may help arrange energy performance certificates given their relationships with long established Niton providers
is it true that all Niton solicitor firms on the Yorkshire BS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be regulated by the SRA. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Niton is where the house is located. Is there any advice you can impart?
Flying freeholds in Niton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Niton you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Niton may determine 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.
My company is planning to lease a unit on the high street. Can you recommend solicitors offering competitive charges for non-domestic conveyancing in Niton for under £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Niton, including the sale and acquisition of businesses as well as simply premises. If you are looking to purchase or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right solicitor. Regarding the charges this will depend on the structure and nuances of the proposed transaction. Let us have your details or call so as to enable us to supply you with a detailed commercial conveyancing quote.
Having had my offer accepted I require leasehold conveyancing in Niton. Before I set the wheels in motion I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and 99.9% are in Niton - 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 purchased a 2 bed flat in Niton, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Niton with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2076
With 54 years left to run the likely cost is going to be between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.