I am not well enough to travel far from Heath. I would like to know the logic why all Heath conveyancing practitioners are not on all lender panels?

A decade ago most banks demonstrated an approach to risk which is different than today. The Financial Services Authority in 2010 instigated a thematic review into fraud which concluded: know the lawyers on your panel. Consequently, mortgage companies have subsequently soughtmore data from law firms concerning their operations and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Thousands of firms have been removed from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the criteria of volume of transactions the lenders set.

Can conveyancing in Heath to be completed within two weeks?

In the event that you are under pressure for your conveyancing it is highly recommended that your solicitor is familiar with the area as they will have local relationships and intelligence. It is even conceivable that they would have transacted otherhomes in the same road. Therefore consider using a Heath conveyancing solicitor. Second, make sure that the lawyer is on the on the approved list for your mortgage company. It is believed that 18% of Heath conveyancing transactions are held up or jeopardised after finding out that a buyer’s conveyancer was not on their banks list of approved solicitors. This can often result in the transaction being frustrated by as much as 21 days. It is claimed that this issue affects approximately one hundred thousand home sales every year. Almost all Heath conveyancing firms can not represent certain mortgage companies so do check at the outset.

In what way does the Landlord & Tenant Act 1954 impact my business premises in Heath and how can you help?

The 1954 Act affords security of tenure to business leaseholders, granting the a statutory right to make a request to court for a new lease and continue in occupation at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Heath is one of the numerous locations in which the firms we work with have offices

My uncle has recommend that I use his conveyancers in Heath. Should I find my own solicitor?

There are no two ways about it the best way to select a conveyancing lawyer is to have feedback from friends or relatives who have previously instructed the firm that you are considering.

I am on look out for some leasehold conveyancing in Heath. Before I set the wheels in motion I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and most are in Heath - 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 purchased a garden flat in Heath, conveyancing formalities finalised September 1996. How much will my lease extension cost? Comparable properties in Heath with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced every year. The lease ends on 21st October 2104

With only 80 years remaining on your lease we estimate the premium for your lease extension to range between £7,600 and £8,800 plus 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 investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.