Am I correct in assuming that the fact that my conveyancer in Horfield is not listed on my lender's conveyancing panel that there is a problem with the standard of her work?
That would more than likely be a wrong assumption to make. There are plenty of plausible 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 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 Horfield conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Why is leasehold purchase conveyancing in Horfield is more expensive?
In summary, leasehold conveyancing in Horfield and elsewhere usually necessitates extra due diligence compared to freehold transactions. This includes checking the lease terms, liaising with the landlord about the service of appropriate notices, procuring up-to-date service charge and management information, procuring the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first entered into.
How easy is it to switch solicitor as I have to appoint one who is on the Santander conveyancing list. I had appointed a local conveyancing solicitor in Horfield round the corner but the firm is not accepted by Santander
We will our best to assist in finding you a conveyancing solicitor in Horfield on the Santander panel. Please note that the conveyancers that we list do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Horfield. Using search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Horfield.
I’m about to sell my 2 bed apartment in Horfield. Conveyancing solicitors are to be appointed soon, however I have just received a yearly service charge invoice – what should I do?
It best that you pay the maintenance contribution as normal because all ground rent and service payments should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a ground floor flat in Horfield, conveyancing having been completed November 1999. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Horfield with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £55 levied per year. The lease terminates on 21st October 2075
With 50 years unexpired we estimate the premium for your lease extension to be between £31,400 and £36,200 plus costs.
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 comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.