Is the fact that my solicitor in Cherry Burton is not on my lender's conveyancing panel that there is a problem with the standard of his work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly 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) lack of transactions (2) the solicitor 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 Cherry Burton conveyancing firm and enquire why they are no longer on the approved list for your bank.

I am intent on selling our property in Cherry Burton and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Cherry Burton lawyer would know this is not the case. It does beg the question why the purchasers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Cherry Burton. We have lived in Cherry Burton for many years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.

It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

Have purchased a a terraced house in Cherry Burton , how long will it take for the Land Registry to register my ownership? My Cherry Burton conveyancing solicitor has been painfully slow, so I want to be sure the post completion formalities are concluded.

There is nothing unique when it comes to conveyancing in Cherry Burton registration formalities. Rather than based on location, timescales can differ subject to who lodges the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. Currently approximately three quarters of such applications are fully dealt with in less than three weeks but some can be subject to protracted delays. Registration occurs after the new owner is living at the premises therefore 'speed' is not always top priority yet if there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.

I decided to have a survey carried out on a house in Cherry Burton before appointing solicitors. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies will not grant a mortgage on a flying freehold premises.

It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. If you contact us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cherry Burton. Conveyancing will be smoother if you use a solicitor in Cherry Burton especially if they regularly deal with such properties in Cherry Burton.

I am looking at a two flats in Cherry Burton which have approximately fifty years remaining on the lease term. Do I need to be concerned?

There is no doubt about it. A leasehold apartment in Cherry Burton is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. For most purchasers and lenders, leases with less than 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Cherry Burton conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Cherry Burton Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

How many years are left on the lease? What prohibitions exist in the Cherry Burton Lease? The prefered form of lease structure is where the freehold reversion is owned by the leaseholders. In this situation the tenants enjoy control and even though a managing agent is often employed where it is larger than a house conversion, the managing agent acts for the leaseholders themselves.