Am I correct in assuming that the fact that my solicitor in Shenstone is not identified on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable 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 top 5 reasons are as follows: (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 contact the Shenstone conveyancing firm and enquire why they are no longer on the approved list for your bank.
I own a freehold premises in Shenstone yet charged rent, why is this and what is this?
It’s unusual for properties in Shenstone and has limited impact for conveyancing in Shenstone but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.
The deeds to our home are lost. The solicitors who handled the conveyancing in Shenstone 4 years ago have long since closed. What are my next steps?
In today’s world there are copies made of almost everything, and your conveyancer will know exactly where to locate all the suitable paperwork so you may buy or sell your property without a hitch. Where copies are not available, your solicitor can put in place insurance or indemnities against future claims on your premises.
I decided to have a survey done on a property in Shenstone in advance of retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some banks tend refuse to grant a mortgage on such a premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Shenstone. Conveyancing will be smoother if you use a solicitor in Shenstone especially if they are acquainted with such properties in Shenstone.
I need to instruct a conveyancing solicitor in Shenstone for my house move. Is it possible to see a solicitor's record with the legal regulator?
Anyone may review presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator sometimes monitor call for training purposes.
I only have Sixty One years remaining on my flat in Shenstone. I need to get lease extension but my landlord is absent. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to find the freeholder. On the whole an enquiry agent should be useful to conduct investigations and to produce a report which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s disappearance and the vesting order request to the County Court overseeing Shenstone.
Shenstone Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying
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Who is in charge of the block? It would be wise to investigate if the the lease contains any unreasonable restrictions in the lease. For example some leases prohibit pets being permitted in in a block in Shenstone. If you like the propertyin Shenstone but your cat can’t live with you then you will be faced hard decision. Does the lease include onerous restrictions?