I have just been advised by my lender that my Crowthorne the law firm I have appointed is not on the mortgage company Solicitor panel. How can I be sure that this is correct?
Your first step should be to call your Crowthorne conveyancer. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
My Solicitor in Crowthorne has never been on on the TSB Solicitor Panel. Can I still retain my family solicitor notwithstanding that they are excluded from the TSB panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your existing Crowthorne lawyers but TSB will need to use a solicitor on their panel. This will inevitably rack up the total conveyancing charges as well as result in delays.
- Get a new lawyer to to deal with the purchase, remembering to check they are TSB approved.
- Persuade your TSB based solicitor to seek to join the TSB panel
Do I need to take out insurance to protect me from financial exposure to chancel repairs when buying a property in Crowthorne?
Unless a previous purchase of the house completed after 12 October 2013 you can assume that lawyers conducting conveyancing in Crowthorne to continue to suggest a chancel search and or insurance against a claim.
I acquired my home on 1 August and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Crowthorne expressed confidence that it will be formalised in a couple of weeks. Are transfers in Crowthorne particularly slow to register?
As far as conveyancing in Crowthorne is concerned, registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any third parties. Currently in the region of three quarters of such applications are fully addressed in less than three weeks but some can be subject to longer delays. Historically registration takes place after the new owner is living at the property so 'speed' is not always an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
My wife and I purchased a leasehold flat in Crowthorne. Conveyancing and Alliance & Leicester mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1996. The conveyancing solicitor in Crowthorne who acted for me is not around. Any advice?
First contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Crowthorne conveyancing firm 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 rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a studio flat in Crowthorne, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Crowthorne with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease terminates on 21st October 2074
With only 55 years left to run we estimate the premium for your lease extension to span between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.