Is the fact that my solicitor in Clifton is not on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of 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 most common reasons for removal are: (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 contact the Clifton conveyancing practice and ask them why they are no longer on the approved list for your lender.
We are planning on selling our house in Clifton and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Clifton conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an online conveyancing practice as opposed to a conveyancing solicitor in Clifton. Having lived in Clifton for 4 years we know of no issue. Is it a good idea to contact our local Authority to get clarification need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to 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 life insurance to cover that same sickness)
Due to the input of my in-laws I had a survey completed on a property in Clifton ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor advised that some mortgage companies tend not issue a mortgage on a flying freehold home.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Clifton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Clifton to see if the conveyancing costs will increase in light of this.
How does the Landlord & Tenant Act 1954 impact my business offices in Clifton and how can you help?
The 1954 Act affords security of tenure to commercial tenants, granting the legal entitlement to apply to court for a renewal lease and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in Clifton
Should local authority permission be required to change a single dwelling into two appartments in Clifton? This has occurred to a house adjacent to a relative in Clifton and was unaware of the conversion until it was done.
Planning Permission yes. Building Regulations yes.