Am I correct in assuming that the fact that my conveyancer in Harpenden is not identified on my bank's conveyancing panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Where you are concerned you should contact the Harpenden conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Our solicitor has identified a a problem with the lease for the flat we are buying in Harpenden. The other side have put forward defective title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer has advised that he must check that the lender is willing to move forward with this solution. Who is the client here, us or the bank?
Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook provisions. You and the mortgage company are the client. The appropriate lender conditions have to be complied with.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one round the corner in Harpenden I like with amenity areas and railway links in the vicinity, however it's only got 51 years unexpired on the lease. There is not much else in Harpenden in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 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 and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
How can the Landlord & Tenant Act 1954 affect my commercial property in Harpenden and how can you help?
The 1954 Act affords a safeguard to business lessees, granting the legal entitlement to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Harpenden is one of our numerous locations in which the firms we work with are located
If instructed can a conveyancer remove a person from the title of my property in Harpenden ?
Subtracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a solicitor to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor