Am I correct in assuming that the fact that my solicitor in Manningtree is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. A recent 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 contact the Manningtree conveyancing firm and ask them why they are no longer on the approved list for your bank.
My wife and I own a renovated Edwardian property in Manningtree. Conveyancing solicitor represented me and Birmingham Midshires. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Manningtree and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing lawyer who carried out the work.
I am looking for a leasehold apartment up to £305k and found one close by in Manningtree I like with amenity areas and railway links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Manningtree suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a mortgage that many years will likely be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you can request that they 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 with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Manningtree. I've chance upon a site which seems to have the perfect answer If there is a chance to get all formalities done via email that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Would local authority consent be necessary to change a house into two flats in Manningtree? This has been done to a property adjacent to a relative in Manningtree and was not aware of it happening until it was finished.
Planning consent is needed for converting a single house in Manningtree into flats but probably not for reverting once again to single dwelling-house so, in answer to your question, yes,a it is required.