Am I correct in assuming that the fact that my conveyancer in Nannerch is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable 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 Nannerch conveyancing practice and ask them why they are no longer on the approved list for your bank.
Can your site be used to locate a Conveyancing solicitor in Nannerch even if I’m not purchasing or selling a house, for instance if I intend to buy a shop in Nannerch with a mortgage from Platform Home Loans Ltd?
Our search tool is predominantly used to select domestic conveyancing solicitors in Nannerch but we have listed towards the bottom of this page some Nannerch commercial conveyancing firms. You will need to make contact with the company directly to establish if they can also act for Platform Home Loans Ltd
Will commercial conveyancing searches reveal impending roadworks that may affect a commercial property in Nannerch?
Many commercial conveyancing solicitors in Nannerch will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Nannerch. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Nannerch.
For each commercial conveyancing transaction in Nannerch it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Nannerch commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Nannerch.
Just had an offer accepted on a new build flat in Nannerch. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Nannerch
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I own a leasehold house in Nannerch. Conveyancing and Alliance & Leicester mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Nannerch who previously acted has now retired. What should I do?
First make enquiries of HMLR to be sure that this person is indeed the new freeholder. It is not necessary to instruct a Nannerch conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a 1 bedroom flat in Nannerch, conveyancing having been completed 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Nannerch with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease finishes on 21st October 2079
With just 58 years left to run we estimate the price of your lease extension to range between £22,800 and £26,400 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered 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 getting professional advice.