Is the fact that my solicitor in Oldland is not identified on my lender's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly 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) 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 Oldland conveyancing firm and ask them why they are no longer on the approved list for your lender.
Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial land in Oldland?
Its becoming the norm that commercial conveyancing solicitors in Oldland will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Oldland. The search result sets out 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 Oldland.
For every commercial conveyancing transaction in Oldland it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Oldland commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Oldland.
3 months have elapsed following my purchase conveyancing in Oldland concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been pointed in your direction by two or three local property agents in Oldland to choose a conveyancer on your site. Is there a financial incentive for Estate Agents to promote your services rather than alternative conveyancing organisations?
We refuse to offer any referral fee for pointing buyers and sellers in our direction. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am on look out for some leasehold conveyancing in Oldland. Before I set the wheels in motion I require certainty as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and almost all are in Oldland - 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 own a 1st floor flat in Oldland, conveyancing formalities finalised June 2003. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Oldland with a long lease are worth £197,000. The ground rent is £55 per annum. The lease comes to an end on 21st October 2080
With only 55 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.
I need to find a lender panel solicitor in Oldland. Can you assist?
It is not clear why you need a Oldland panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Oldland are on their panel . If you do find such a firm in Oldland not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site