Am I correct in assuming that the fact that my conveyancer in Kirkby is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
That is most likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters 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 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 Kirkby conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
How does conveyancing in Kirkby differ for new build properties?
Most buyers of new build or newly converted property in Kirkby come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Kirkby tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Kirkby or who has acted in the same development.
I have been on the look out for a ground for flat up to £195,000 and found one near me in Kirkby I like with amenity areas and railway links nearby, however it's only got 52 years unexpired on the lease. There is not much else in Kirkby suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a home loan that many years will be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
How can the Landlord & Tenant Act 1954 impact my commercial property in Kirkby and how can you help?
The 1954 Act gives a safeguard to commercial leaseholders, granting the right to apply to court for a new lease and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Kirkby
Back In 2005, I bought a leasehold house in Kirkby. Conveyancing and Skipton Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Kirkby who acted for me is not around. Any advice?
First contact the Land Registry to make sure that this person is indeed the new freeholder. It is not necessary to instruct a Kirkby conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Kirkby - Sample of Queries Prior to buying
How long is the Lease? It would be sensible to find out if there are any onerous restrictions in the lease. For example plenty of leases prohibit pets being permitted in in a block in Kirkby. If you love the flatin Kirkby yet your dog is not allowed to make the move with you then you will be presented with a hard choice.