Is the fact that my solicitor in Seaview is not on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of 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) 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 Seaview conveyancing practice and ask them why they are no longer on the approved list for your bank.
How up to date is your database of Seaview solicitors on the Barclays conveyancing panel? Do Barclays send you an updated list?
Seaview conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
My home in Seaview is up for sale and I have a buyer. Does my property lawyer have to be required to be on the Co-operative conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Co-operative conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.
The deeds to my home are lost. The solicitors who dealt with the conveyancing in Seaview 10 years ago no longer exist. Will I be able to sell the house?
In today’s world there are duplicates made of almost everything, and your conveyancer will know exactly where to find all the suitable documentation so you may buy or dispose of your house without a hitch. If duplicates can’t be located, your conveyancer can put in place insurance or indemnities protecting you against future claims on the premises.
I decided to have a survey completed on a house in Seaview prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies may not give a mortgage on such a house.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Seaview. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Seaview to see if the conveyancing will be more expensive.
Looking forward to sign contracts shortly on a basement flat in Seaview. Conveyancing lawyers have said that they will have a report out to me on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in Seaview should include some of the following:
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Repair and maintenance of the property The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You would want to be sent a copy of the lease Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Your conveyancers should enable you to have an understanding of the building insurance obligations
I invested in buying a basement flat in Seaview, conveyancing was carried out in 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Seaview with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ends on 21st October 2083
With just 58 years unexpired we estimate the premium for your lease extension to span between £21,900 and £25,200 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.