Am I correct in assuming that the fact that my conveyancer in Clarborough is not identified on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Clarborough conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

Would the conveyancing lawyers that you recommend conduct conveyancing in Clarborough by way of an attended exchange?

There are a few conveyancing experts who can conduct personalised exchanges. Please contact us to obtain a fee calculation and details as to availability.

I have recentlybeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Clarborough for a purchase of a freehold house 9 months ago. How can I check that the property is not still registered in the name of the previous owner?

The easiest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Clarborough conveyancing specialists.

How does conveyancing in Clarborough differ for new build properties?

Most buyers of new build or newly converted property in Clarborough contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Clarborough tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Clarborough or who has acted in the same development.

When it comes to leasehold conveyancing in Clarborough what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Clarborough. Most leases are unique and drafting errors can result in certain sections are missing. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party. A duty to insure the building

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Barnsley Building Society, and Platform Home Loans Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to pull out.

I inherited a basement flat in Clarborough, conveyancing having been completed 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Clarborough with a long lease are worth £179,000. The ground rent is £65 invoiced annually. The lease ceases on 21st October 2082

With 57 years unexpired we estimate the premium for your lease extension to be between £26,600 and £30,800 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.