Please explain the implications if my solicitor is expelled from the TSB Solicitor panel ahead of completing my conveyancing in Cherry Willingham?

The first thing to point out is that, this is a very rare occurrence. 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.

I need some fast conveyancing in Cherry Willingham as I am faced with an ultimatum to sign on the dotted line inside 4 weeks. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

As you are are a cash buyer you have the choice not to do searches although no law firm would advise that you don't. Drawing on our experience of conveyancing in Cherry Willingham the following are instances of what can arise and therefore affect the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...

I own a renovated Victorian property in Cherry Willingham. Conveyancing practitioner acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?

You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cherry Willingham and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who completed the work.

How does the Landlord & Tenant Act 1954 impact my business offices in Cherry Willingham and how can you help?

The 1954 Act gives a safeguard to business leaseholders, giving them the dueness to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Cherry Willingham

Back In 2003, I bought a leasehold house in Cherry Willingham. Conveyancing and Virgin Money mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Cherry Willingham who acted for me is not around. What should I do?

First make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Cherry Willingham conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a 2 bed flat in Cherry Willingham, conveyancing formalities finalised in 2006. How much will my lease extension cost? Equivalent flats in Cherry Willingham with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease finishes on 21st October 2075

With 50 years remaining on your lease we estimate the price of your lease extension to span between £31,400 and £36,200 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.