Am I correct in assuming that the fact that my conveyancer in Williton is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his work?
That is most likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 Williton conveyancing firm and enquire why they are no longer on the approved list for your lender.
It is 10 years ago since I purchased my home in Williton. Conveyancing solicitors have just been appointed on the sale but I am unable to find my title deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be with your mortgage company or they could be in the possession of the conveyancers who oversaw the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Williton involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
I require quick conveyancing in Williton as I have an ultimatum to complete within one month. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?
If.Given you are not obtaining a mortgage you have the choice not to have searches carried out although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Williton the following are examples of issues that can appear and therefore impact the marketability of the property: Enforcement Actions, Overdue Charges, Outstanding Grants, Road Schemes,...
Despite weeks of looking the Title Certificate and documents to my house can not be found. The conveyancers who did the conveyancing in Williton 4 years ago are no longer around. What are my next steps?
These day there are duplicates made of almost everything, and your conveyancer will be aware exactly where to locate all the suitable documentation so you can purchase or sell your property without any difficulty. If duplicates can’t be found, your conveyancer may be able to put in place insurance or indemnities against possible claims on your premises.
I have been recommended by a few estate agents in Williton to find a conveyancer using your seach tool. Is there a financial upside for Estate Agents to promote your services ahead of another?
We don’t offer any financial incentive for directing people in our direction. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I own a leasehold flat in Williton. Conveyancing and Alliance & Leicester mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Williton who acted for me is not around. Any advice?
First contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Williton conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a split level flat in Williton, conveyancing having been completed September 2012. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Williton with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2095
You have 70 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.