Am I correct in assuming that the fact that my conveyancer in North Ferriby is not on my lender's conveyancing panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a 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) 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. Should you be concerned you should simply call the North Ferriby conveyancing practice and ask them why they are no longer on the approved list for your bank.
I am in the process of mortgaging my flat in North Ferriby, does my lawyer need to be on the Coventry BS Solicitor panel?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I purchased a terraced Edwardian property in North Ferriby. Conveyancing lawyer represented me and Clydesdale. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching address. Is it worth asking Clydesdale to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in North Ferriby and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who conducted the purchase.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. North Ferriby is the location of the property. What do you suggest?
Flying freeholds in North Ferriby are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North Ferriby you would need to get your solicitor to go 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 North Ferriby may ascertain 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.
Having had my offer accepted I require leasehold conveyancing in North Ferriby. Before diving in I want to be sure as to the remaining lease term.
Assuming the lease is registered - and 99.9% are in North Ferriby - then the leasehold title will always include the basic details 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 am the registered owner of a leasehold flat in North Ferriby, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in North Ferriby with an extended lease are worth £211,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2089
With only 68 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.
My step-mother purchased her house in North Ferriby Six years ago. She has got married, widowed and in recent months got married again. She now intends to dispose of the North Ferriby property. I think she will simply be requested to supply copies of the marriage papers to the lawyer but she is worried it could delay the conveyancing. Should she instruct a conveyancing practitioner to update the Land Registry details for the property?
You are not required to bring up to date the register providing you have the evidence needed to demonstrate how the change of name has come about.
Any buyer’s property lawyer should check the land registry information and requisition evidence to establish the name change e.g. marriage certificates.