Is the fact that my conveyancer in Darnall is not on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer 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 Darnall conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
three months have gone by since my purchase conveyancing in Darnall concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Darnall I like with open areas and station nearby, however it only has 61 remaining years left on the lease. There is not much else in Darnall suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
In surfing the web for the words on line conveyancing in Darnall it shows results of many solicitorsin the vicinity. With so much choice what is the best way to find the suitable conveyancing solicitor for my move?
The best method of finding a suitable conveyancer is through a personal referral, so ask colleagues and relatives who have purchased a property in Darnall or a reputable estate agent or mortgage broker. Charges for conveyancing in Darnall vary, so it's sensible to obtain at least four fee estimates from varying types of conveyancers. Dont forget to clarify what costs in the quote includes.
I own a leasehold flat in Darnall. Conveyancing and Nottingham Building Society mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Darnall who acted for me is not around. What should I do?
First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to instruct a Darnall conveyancing firm to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a basement flat in Darnall, conveyancing formalities finalised in 1996. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Darnall with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease runs out on 21st October 2079
With just 60 years unexpired we estimate the price of your lease extension to range between £20,000 and £23,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.