Is it the case that all Longhope solicitors on the UBS conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the UBS approved list of solicitors they would need to be regulated by the SRA. Many banks do permit licenced conveyancers on their panel in which case such practice would be overseen by the CLC.

We are getting a further advance on our home loan from Kent Reliance as we intend to conduct improvements to our house in Longhope. Are we obliged to appoint a nearby Longhope solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?

Kent Reliance don't usually appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.

I am selling my apartment. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being a right pain. The Longhope solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Longhope. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Longhope

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

In my capacity as executor for the will of my father I am selling a residence in Newport but I am based in Longhope. My solicitor (based 300 kilometers from mehas requested that I sign a stat dec before completion. Can you recommend a conveyancing lawyer in Longhope who can witness this legal document for me?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are located in Longhope

There are only 62 years left on my flat in Longhope. I now want to extend my lease but my landlord is can not be found. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to find the landlord. For most situations a specialist would be helpful to carry out a search and to produce an expert document to be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s absence and the application to the County Court covering Longhope.

I invested in buying a studio flat in Longhope, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Longhope with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ceases on 21st October 2090

With just 65 years remaining on your lease we estimate the price of your lease extension to range between £13,300 and £15,400 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

We are soon to complete on the purchase a house in Longhope but as a result of wreckage from the recent storms I have agreed recompense from the seller of £2k taking the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process but the mortgage company will not permit this. Why were they notified?

The lawyer listed on the bank approved list is obliged to disclose to the mortgage company of any amendments to the sale price. If you prohibit your conveyancer to disclose the price change to your mortgage company then they would have no choice but to disinstructing themselves from acting for you and the mortgage company.