My Conveyancer in Tavistock is not on the Clydesdale Solicitor Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are excluded from the Clydesdale panel?
The limited options open to you here include:
- Complete the purchase with your existing Tavistock solicitors but Clydesdale will need to use a lawyer on their panel. This will result in additional total conveyancing fees as well as cause delays.
- Get a new practitioner to act in the purchase, obviously checking they are on the Clydesdale panel
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a residence in Tavistock? or I am told that there is a law dating back centuries that means some owners of property residing in a parish church boundary may be liable to pay for maintenance to the chancel within the church. Is this relevant for conveyancing in Tavistock?
Unless a previous purchase of the house completed post 12 October 2013 you can expect lawyers carrying out conveyancing in Tavistock to continue to advocate a chancel search and or chancel repair liability policy.
I used Stirling Law a few years ago for my conveyancing in Tavistock. Now, I need the documents however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tavistock of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Am I better off to go with a Tavistock conveyancing lawyer in close proximity to the house I am buying? I have an old university friend who can deal with the legal formalities but they are based 300miles away.
The primary upside of using a local Tavistock conveyancing practice is that you can attend the office to sign documents, deliver your identification documents and pester them where appropriate. Having local Tavistock know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and in the main were happy that must trump using an unknown Tavistock conveyancing lawyer solely due to them being based in the area.
I work for a busy estate agent office in Tavistock where we have experienced a few flat sales put at risk as a result of leases having less than 80 years remaining. I have received conflicting advice from local Tavistock conveyancing solicitors. Could you shed some light as to whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I acquired a 2 bed flat in Tavistock, conveyancing formalities finalised in 1996. How much will my lease extension cost? Corresponding properties in Tavistock with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2098
With just 72 years left to run 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 renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.