Do lenders provide you with an approved list of Thrapston conveyancing solicitors? How do you know who is on the Barclays conveyancing panel?
Thrapston 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.
Please explain the implications if my solicitor is expelled from the Barclays Solicitor panel ahead of completing my conveyancing in Thrapston?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
It has been three months since my purchase conveyancing in Thrapston took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. 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 am a sole trader wishing to lease a unit on the high street. Can you recommend solicitors offering fixed charges for non-domestic conveyancing in Thrapston for below £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Thrapston, including the disposal and acquisition of businesses as well as simply property. If you are intending to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right firm. Regarding the costs these will vary based on the structure and nuances of the proposed transaction. Please provide us with your contact information or telephone so as to enable us to furnish you with a detailed commercial conveyancing calculation.
I am on look out for some leasehold conveyancing in Thrapston. Before I get started I require certainty as to the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Thrapston - then the leasehold title will always include the basic details 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 acquired a studio flat in Thrapston, conveyancing was carried out 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Thrapston with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2092
With 68 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
We are purchasing a four bedroom ground floor flatin Thrapston with a mortgage from a bank. We have selected a lawyer in Thrapston but our mortgage company says he's not listed on their "panel". We have to appoint from the our bank panel firms or stay with our Thrapston conveyancer and pay for one of their panel ones to represent our lender. We feel as though this is unjust; is there anything we can do?
No, not really. The lender mortgage offered to you is subject to its terms and conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels, including most conveyancing solicitors in Thrapston : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your mortgage company.