Please explain the implications if my solicitor is removed from the Yorkshire BS Conveyancing panel ahead of completing my conveyancing in Bideford?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Should commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Bideford?
Many commercial conveyancing solicitors in Bideford will perform a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Bideford. The report provides definitive information 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 Bideford.
For every commercial conveyancing transaction in Bideford it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Bideford commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Bideford.
I was advised by numerous property agents in Bideford to find a property lawyer on your site. What’s the financial inducement for Estate Agents to promote your services over and above a competitor’s?
We refuse to offer any commission for pointing buyers and sellers to this site. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Is it best to choose a Bideford conveyancing lawyer who is local to the property I am purchasing? I have an old university friend who can execute the legal work but her office is 400miles away.
The primary upside of using a local Bideford conveyancing practice is that you can drop in to execute documents, present your ID and apply pressure on them where appropriate. Having local Bideford know how is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and in the main were happy that should surpass using an unknown Bideford conveyancing solicitor just because they are based in the area.
I have recently realised that I have 62 years remaining on my lease in Bideford. I am keen to get lease extension but my freeholder is can not be found. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to prove that you have made all reasonable attempts to track down the freeholder. In some cases an enquiry agent may be useful to carry out a search and to produce a report which can be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s absence and the application to the County Court covering Bideford.
Leasehold Conveyancing in Bideford - Examples of Queries Prior to Purchasing
How many years remain on the lease? Is there a share of the freehold? What prohibitions exist in the Bideford Lease?