Am I correct in assuming that the fact that my solicitor in Abersoch is not on my lender's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% 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 Abersoch conveyancing firm and ask them why they are no longer on the approved list for your lender.
My uncle passed away last year and as sole heir and executor I was left the house in Abersoch. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
Given you plan to re-mortgage then RBS will require that you use a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
What makes your site different to other web based conveyancing solicitors for conveyancing in Abersoch?
At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Abersoch. Unlike many estate agents and brokerage sites we do not charge firms a fee if you select them for your conveyancing in Abersoch
I need to instruct a conveyancing solicitor in Abersoch for my home move. Is there any facility to see a firm’s record with the legal regulator?
One can see presented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.
What makes a Abersoch lease defective?
There is nothing unique about leasehold conveyancing in Abersoch. Most leases are unique and drafting errors can sometimes mean that certain sections are wrong. The following missing provisions could result in a defective lease:
Repairing obligations to or maintain elements of the property A duty to insure the building
You could encounter difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, The Royal Bank of Scotland, and Platform Home Loans Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to pull out.
I purchased a 2 bed flat in Abersoch, conveyancing having been completed December 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Abersoch with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease terminates on 21st October 2085
With only 66 years left to run the likely cost is going to span between £12,400 and £14,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range 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 in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.