Is the fact that my solicitor in Tilbury is not on my mortgage company's solicitor 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 all sorts of perfectly plausible explanations. A recent 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) lack of transactions (2) the solicitor 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 Tilbury conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Last March we completed a house move in Tilbury. We have since encountered a number of problems with the property which we suspect were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Tilbury?
The query is vague as to the nature of the problems and if they are relate to conveyancing in Tilbury. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a form called a SPIF. answers provided is inaccurate, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Tilbury.
Can you explain why leasehold purchase conveyancing in Tilbury is more expensive?
Tilbury leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
What is the best way to investigate if the solicitor handling my conveyancing in Tilbury is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for The Royal Bank of Scotland thus spending £187.00 plus VAT in further legal costs.
Feel free to make use of the find a conveyancing panel solicitor tool on this page. Pick the mortgage company and type ‘Tilbury’ or your location and you will see a number of lawyer offices in Tilbury or near you.
Have purchased a a detached house in Tilbury , What is the estimated time for the Land Registry to register the transfer to my name? My Tilbury conveyancing solicitor works at snail pace, so I want to be certain that my purchase is registered.
There is nothing unique about conveyancing in Tilbury registration formalities. Rather than based on location, timeframes can adjust subject to who lodges the application, whether it is in order and if the Land registry have to notify any third parties. As of today roughly 80% of submission are completed within two weeks but some can be subject to protracted hold-ups. Historically registration occurs after the new owner is living at the property therefore registration formalities is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.
I wish to sublet my leasehold apartment in Tilbury. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Some leases for properties in Tilbury do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I inherited a garden flat in Tilbury, conveyancing was carried out 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Tilbury with an extended lease are worth £265,000. The ground rent is £50 yearly. The lease ends on 21st October 2101
With just 76 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.