Is the fact that my solicitor in Eaton Bray is not identified on my lender's solicitor panel that there is a problem with the quality of the firm’s work?

That is most likely an incorrect assumption to make. 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 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. Should you be concerned you should simply call the Eaton Bray conveyancing practice and enquire why they are no longer on the approved list for your bank.

Completed the sale of my flat in Eaton Bray last September yet the purchaser is telephoning me complaining that their lawyer is waiting to hear from mine. What are the post completion sale formalities following completion?

Following your disposal your solicitor is obliged to send the transfer documentation and all supplemental paperwork to the purchaser's lawyers. Where relevant, your conveyancer must also evidence that the mortgage has been repaid to the buyers conveyancers. There is unlikely to be post completion steps unique to conveyancing in Eaton Bray.

I have been on the look out for a flat up to £245,000 and identified one near me in Eaton Bray I like with a park and station in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Eaton Bray suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great price which is making it all the more appealing. I have since found out that it's a leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Eaton Bray. Conveyancing advisers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Eaton Bray ?

Most houses in Eaton Bray are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Eaton Bray in which case you should be shopping around for a Eaton Bray conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’sconsent to carry out alterations. You may also be required to pay a service charge towards the upkeep of the estate where the house is part of an estate. Your lawyer should appraise you on the various issues.

I own a garden flat in Eaton Bray, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Corresponding flats in Eaton Bray with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease expires on 21st October 2090

With 65 years remaining on your lease the likely cost is going to be between £13,300 and £15,400 plus legals.

The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be 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 based on this information before seeking the advice of a professional.

There are numerous houses in Eaton Bray on unadopted lanes. I am acquiring one such property. What would be the advantages and disadvantages of purchasing a house on a privately owned road?

Eaton Bray conveyancing practices are used to conveyancing homeson unadopted roads. Your conveyancer will review the Land Registry data to find any rights or liabilities. In many cases there is a management company (wholly owned by residents) that proprietors pay into to maintain the road. If one exists, the road should be maintained and look better than council maintained.