Am I correct in assuming that the fact that my conveyancer in Speke is not on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 Speke conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
My partner and I are buying a brand new duplex in Speke and my conveyancer is informing me that she has to the lender to reveal incentives from the seller. I am on a tight deadline to exchange contracts and I have no desire to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Can I use your services to locate a Conveyancing solicitor in Speke even if I’m not purchasing or selling a house, for instance where I wish to buy a shop in Speke with a mortgage from Clydesdale?
Our comparison service is mainly used to find domestic conveyancing solicitors in Speke but we have listed towards the bottom of this page some Speke commercial conveyancing firms. You should make contact with the firm directly to establish if they can also act for Clydesdale
Just had an offer accepted on a new build flat in Speke. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Speke
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
My business partner and I are intending to lease a unit on the high street. Can you recommend lawyers offering competitive costs for commercial conveyancing in Speke for less than 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Speke, including the sale and acquisition of businesses as well as simply premises. If you are intending to purchase or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can find you the right solicitor. Regarding the costs these will vary based on the structure and nuances of the proposed transaction. Let us have your contact information or call us so that we can furnish you with comprehensive commercial conveyancing calculation.
There are only Sixty One years remaining on my lease in Speke. I need to get lease extension but my landlord is missing. 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 mean that your lease can be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have used your best endeavours to locate the landlord. In some cases an enquiry agent would be helpful to carry out a search and to produce a report which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor in relation to proving the landlord’s absence and the application to the County Court covering Speke.
I am the registered owner of a 1st floor flat in Speke, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Speke with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2095
With 71 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.
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 comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered 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.