Is the fact that my conveyancer in Endon is not on my lender's conveyancing panel that there is a problem with the standard of her work?

That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 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 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 simply call the Endon conveyancing firm and enquire why they are no longer on the approved list for your lender.

Can I use your services to find a Conveyancing solicitor in Endon even if I’m not buying or disposing of a house, for instance where I wish to acquire an office in Endon with a loan from Aldermore?

The service is primarily there to locate domestic conveyancing solicitors in Endon but we have recorded at the bottom of this page some Endon commercial conveyancing firms. You will need to enquire with the solicitors directly to establish if they are also authorised to represent Aldermore

I am buying a new build apartment in Endon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Endon

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I am looking for a ground for flat up to £305k and identified one near me in Endon I like with open areas and transport links nearby, however it's only got 49 years on the lease. I can't really find anything else in Endon in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage that many years will be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.

At what stage do I incur stamp duty payable for my house transaction in Endon?

The majority of conveyancers will complete a stamp duty return on your behalf as part of your Endon conveyancing transaction for signature. On completion your property lawyer will submit the STL Return Form to the Tax Authorities and - assuming they have the funds - settle any Stamp Duty liability on your behalf.