Much to our surprise we have been notified by our broker that my Underwood property lawyer is not on the lender Conveyancing panel. What can I do to be certain whether this is indeed the case?
You need to call your Underwood conveyancer. It is reasonable to expect your lawyer to inform you of the situation. Where they are not on the panel they may be able to suggest a Underwood conveyancing practice that is on the approved list of lawyers for your bank.
Can your site be used to locate a Conveyancing solicitor in Underwood even where I’m not buying or disposing of a house, for instance if I want to acquire an office in Underwood with a loan from Britannia?
The service is mainly there to help choose domestic conveyancing solicitors in Underwood but we have recorded towards the bottom of this page a few Underwood commercial conveyancing firms. You will need to enquire with the solicitors directly to check if they are also authorised to represent Britannia
I was pointed in your direction by a few estate agents in Underwood to select a conveyancer using your seach tool. What’s the financial upside for Estate Agents to promote your services over and above alternative conveyancing organisations?
We refuse to make any commission for directing people to this site. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I am thinking of appointing a conveyancing solicitor in Underwood for my purchase. Is it possible to check a firm’s complaints history with the legal regulator?
One can find presented Solicitor Regulator Association (SRA) decisions arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.
I am employed by a long established estate agency in Underwood where we have experienced a number of leasehold sales put at risk as a result of short leases. I have received contradictory information from local Underwood conveyancing firms. Can you confirm whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 leasehold flat in Underwood, conveyancing having been completed April 2012. Can you work out an approximate cost of a lease extension? Comparable properties in Underwood with over 90 years remaining are worth £185,000. The ground rent is £65 invoiced every year. The lease ends on 21st October 2083
With only 60 years unexpired we estimate the premium for your lease extension to range between £20,000 and £23,000 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account 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 getting professional advice.
Should one as executor remove a deceased person's name from the title register for a house in Underwood?
Where a Underwood property is jointly owned and one of the proprietors passes away, the name will not immediately be removed from the title deeds. It is not necessary to remove their name as when it comes to a sale you would just need to supply proof as to the reason the co owner is not included in the conveyance, such as a grant of probate.
With a view to making the sale conveyancing more straight forward for the sale of the property you can arrange to have the deceased party erased from the title by submitting an application to the land registry with evidence of the death. There is no land registry fee payable.