Is the fact that my conveyancer in Calcot and Tilehurst is not listed on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% 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 contact the Calcot and Tilehurst conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
AssumingI was to purchase a simple residential homein Calcot and Tilehurst for cash and dispense with a survey and no local authority searches how much should I expect to to save on my conveyancing in Calcot and Tilehurst?
Any savings you would achieve will be limited to the costs for searches. A conveyancer still got to do everything else - money laundering, communicating with your sellers conveyancing practitioner, stamp duty return, register the ownership etc. A slight saving might be made by not having to register a charge however it won't be a lot.
I have been on the look out for a ground for flat up to £305k and found one near me in Calcot and Tilehurst I like with amenity areas and railway links nearby, however it's only got 49 years unexpired on the lease. I can't really find anything else in Calcot and Tilehurst suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the shortness of the lease will likely be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
I’m about to sell my 2 bed flat in Calcot and Tilehurst. Conveyancing has not commenced, however I have recently received a yearly maintenance charge invoice – Do I pay up?
The sensible thing to do is pay the maintenance contribution as usual given that all ground rent and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Calcot and Tilehurst - A selection of Questions you should ask before buying
How many years remain on the lease? Its a good idea to find out as much as you can about the company managing the block as they will either make living at the property much easier or a lot more difficult. Being a leasehold owner you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day matters such as the tidiness of the communal areas. Don't be shy to ask other people what they think of them. In conclusion, investigate as to the dates that you are obliged pay the maintenance charge to the relevant party and specifically what it includes. Can you tell me if there are any major works in the near future that will likely increase the maintenance fees?
Do I need to pop into the offices of the bank conveyancing panel solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Calcot and Tilehurst so that I can pop in to their offices if necessary.
As opposed to 12 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Calcot and Tilehurst.