Am I correct in assuming that the fact that my solicitor in Onslow Village is not identified on my bank's conveyancing panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. There are plenty of 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) 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 Onslow Village conveyancing firm and enquire why they are no longer on the approved list for your lender.
My wife and I own a 4 bedroom Georgian house in Onslow Village. Conveyancing solicitor represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Onslow Village and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing practitioner who conducted the work.
I am looking for a ground for flat up to £235,500 and identified one round the corner in Onslow Village I like with a park and railway links nearby, the downside is that it's only got 61 years on the lease. There is not much else in Onslow Village suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
My company is looking to take over a lease of an office on the high street. Can you recommend lawyers offering no-move-no fees for commercial conveyancing in Onslow Village for less than £1,200?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Onslow Village, including the sale and acquisition of businesses as well as simply premises. Whether you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right solicitor. As for the charges this will depend on the structure and heads of terms of the deal. Please provide us with your contact information or email us so that we can furnish you with comprehensive commercial conveyancing calculation.
When it comes to my conveyancing in Onslow Village should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Onslow Village conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.