Am I correct in assuming that the fact that my conveyancer in Tintern is not on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. 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) 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. Where you are concerned you should simply call the Tintern conveyancing firm and ask them why they are no longer on the approved list for your lender.
Can you explain why leasehold purchase conveyancing in Tintern costs more?
Tintern leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate 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.
I need some fast conveyancing in Tintern as I am under a deadline to sign on the dotted line inside 4 weeks. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save money and time?
If.Given you are not taking a mortgage you are at free not to have searches conducted although no lawyer would advise that you don't. With lots of history conveyancing in Tintern the following are examples of issues that can appear and therefore impact future saleability: Enforcement Actions, Outstanding Fees, Overdue Grants, Unadopted Roads,...
2 months have elapsed since my purchase conveyancing in Tintern completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. 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 property 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.
There are only Sixty One years remaining on my lease in Tintern. I now wish to extend my lease but my landlord is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply 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 magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to track down the lessor. In some cases a specialist should be helpful to conduct investigations and prepare a report which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s disappearance and the application to the County Court overseeing Tintern.
I inherited a 2 bed flat in Tintern, conveyancing having been completed in 2001. Can you work out an approximate cost of a lease extension? Comparable properties in Tintern with a long lease are worth £175,000. The ground rent is £65 invoiced annually. The lease expires on 21st October 2082
You have 58 years remaining on your lease we estimate the premium for your lease extension to be between £23,800 and £27,400 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.
What is the difference between surveying and conveyancing in Tintern?
Conveyancing - in Tintern or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It involves the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you discover the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the vendor to fix the problems prior to you complete your move.