Am I correct in assuming that the fact that my conveyancer in Ravenshead is not on my mortgage company's conveyancing panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. Should you be concerned you should simply call the Ravenshead conveyancing practice and enquire why they are no longer on the approved list for your bank.
I have a decision in principle. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would prefer to appoint a high street conveyancing solicitor in Ravenshead?
Do check but the chances are that appoint one of their panel solicitors should you want the "fee-free" offer. Contact the bank to determine if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Ravenshead.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Ravenshead is the location of the property. What do you suggest?
Flying freeholds in Ravenshead are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ravenshead you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ravenshead may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What does commercial conveyancing in Ravenshead cover?
Ravenshead conveyancing for business premises covers a broad array of advice, given by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I am the registered owner of a 1st floor flat in Ravenshead, conveyancing formalities finalised 1995. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Ravenshead with over 90 years remaining are worth £165,000. The ground rent is £45 levied per year. The lease ends on 21st October 50
With just 50 years remaining on your lease the likely cost is going to range between £36,100 and £41,800 plus professional fees.
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 in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.