Am I correct in assuming that the fact that my solicitor in Greasby is not listed on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly 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 top 5 reasons are as follows: (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 simply call the Greasby conveyancing firm and ask them why they are no longer on the approved list for your bank.
Why do I have to pay up front for my conveyancing in Greasby?
If you are buying a property in Greasby your lawyer will request that you place them with monies to cover the the cost of the conveyancing searches. Ordinarily this is called for to cover the fees of the conveyancing searches. If any down payment is payable against the sale price then this should be needed shortly in advance of contracts are exchanged. Any further balance that is due will be payable a few days prior to the completion date.
A colleague pointed out to me me that in purchasing a property in Greasby there could be various restrictions preventing external alterations to a property. Is this right?
There are a number of properties in Greasby which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Greasby should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had selected conveyancing lawyers based in Greasby on the Bank of Ireland solicitor panel. They have just billed me an additional fee for the legal aspects of the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner can charge a fee for this. This charge is not set by Bank of Ireland but by your Greasby conveyancer. Some firms on the Bank of Ireland panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.
My wife and I are spending time viewing apartments in Greasby and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Aldermore.
It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. Given that you are seeking a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.
My uncle has suggested that I instruct his lawyers for conveyancing in Greasby. Should I find my own property lawyer?
No doubt it’s preferable to choose a conveyancing practitioner is to get feedback from friends or relatives who have previously instructed the solicitor you're considering.
I am in need of some leasehold conveyancing in Greasby. Before diving in I would like to find out the number of years remaining on the lease.
Assuming the lease is registered - and 99.9% are in Greasby - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a leasehold flat in Greasby, conveyancing having been completed April 1999. How much will my lease extension cost? Comparable flats in Greasby with over 90 years remaining are worth £192,000. The average or mid-range amount of ground rent is £55 per annum. The lease expires on 21st October 2072
You have 54 years remaining on your lease we estimate the price of your lease extension to be between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.