I am one month into the sale of my maisonette in Johnstown and the EA has just telephoned to warn that the purchasers are changing their solicitor. The excuse is that the bank will only deal with property lawyers on their approved list. On what basis would a major lender only engage with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Johnstown ?
Lenders have always had panels of law firms that can act for them, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lenders justify this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
My relative recommended that where I am purchasing in Johnstown I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Johnstown conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Johnstown around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Johnstown Education with plans and statistics, Local Amenities and other useful information about Johnstown.
Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Johnstown I like with amenity areas and station nearby, the downside is that it only has 49 years on the lease. There is not much else in Johnstown suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities 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 consult your conveyancing solicitor concerning this.
I am a sole trader planning to take over a lease of a shop on the high street. Can you recommend solicitors offering no-sale-no costs for non-domestic conveyancing in Johnstown for under £2000?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Johnstown, including the sale and purchase of businesses as well as simply property. Whether you are looking to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right firm. Regarding the fees these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or email so as to enable us to supply you with comprehensive commercial conveyancing calculation.
I am thinking of appointing a conveyancing practitioner in Johnstown for my house move. Is there any facility to review a firm’s complaints history with the profession’s regulator?
Members of the public can see presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator may recorded call for training purposes.