Is the fact that my conveyancer in Arkley is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?

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 top 5 reasons are as follows: (1) low volume 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 contact the Arkley conveyancing firm and ask them why they are no longer on the approved list for your bank.

We have very assertive vendors who has insisted on a preliminary agreement with a deposit of 5k. Are such agreements appropriate for Arkley conveyancing transactions?

There are two main downsides with executing a lock out agreement (occasionally known as an exclusivity agreement) is that it diverts attention away from moving forward with the conveyancing transaction itself, so in the absence of it needing minimal or no negotiation then it may transpire to be a cause of frustration and delay. It is not promoted by Arkley conveyancing practitioners as a result. The other main issue is the extent of the remedies available - an aggrieved purchaser is not likely to be issued with injunctive relief to stop the owner completing the sale to another buyer, so the only remedy open via the agreement will be the reimbursement of wasted charges and, in limited scenarios, the additional payment of penalties.

Should commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Arkley?

Many commercial conveyancing solicitors in Arkley will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Arkley. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Arkley.

For every commercial conveyancing transaction in Arkley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Arkley commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Arkley.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Arkley. Conveyancing solicitors have are about to be instructed. Will they explain the issues?

Most houses in Arkley are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Arkley so you should seriously consider looking for a Arkley conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as requiring the landlord’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the property is located on an estate. Your conveyancer should appraise you on the various issues.

I am the registered owner of a ground floor flat in Arkley. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?

in cases where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the sum to be paid.

An example of a Lease Extension decision for a Arkley premises is Ground Floor Maisonette 17 Milton Road in January 2014. The Tribunal determined the premium payable by the Applicant to the should be £13,299 This case was in relation to 1 flat. The remaining number of years on the lease was 71.73 years.

Me and my wife are selling a Arkley property we inherited six years ago in 2011. I have over a decades worth of conveyancing know-how and, now retired, wish to conduct the conveyancing. The buyer's conveyancing practitioner has informed me that their building society will not allow us to do our own conveyancing as they require the funds to be transferred to a solicitor's bank account.

Mortgage instructions to lawyers from all mainstream lenders state that If the vendor does not have legal representation the borrower's lawyers should check whether the lender needs to be informed so that a decision can be made as to whether or not they are willing to progress.