Am I correct in assuming that the fact that my conveyancer in Seascale and Sellafield is not listed on my lender's solicitor panel that there is a problem with the quality 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 most common reasons for removal are: (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 simply call the Seascale and Sellafield conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Having sold my house in Seascale and Sellafield last August but my buyer keeps whats apping daily to moan that her lawyer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your disposal your solicitor is duty bound to send the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Where relevant, your lawyer must also send confirmation that the legal charge in favour of the lender has been repaid to the buyers conveyancers. There is unlikely to be post completion procedures unique to conveyancing in Seascale and Sellafield.
Due to the advice of my in-laws I had a survey completed on a property in Seascale and Sellafield before retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders may refuse to grant a mortgage on this type of house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you contact us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Seascale and Sellafield. Conveyancing may be slightly more expensive based on your lender's requirements.
I am a negotiator for a busy estate agent office in Seascale and Sellafield where we see a few leasehold sales jeopardised as a result of short leases. I have been given inconsistent advice from local Seascale and Sellafield conveyancing firms. Could you confirm whether the vendor of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Seascale and Sellafield - Examples of Questions you should consider before buying
The prefered form of lease structure is a share of the freehold. In this situation the leaseholders enjoy control and even though a managing agent is usually retained if it is bigger than a house conversion, the managing agent is directed by the tenants. Generally speaking the cost for major works tend not to be included within service charges, albeit that there some managing agents in Seascale and Sellafield obliged leaseholders to pay into a sinking fund created for the specific purpose of establishing a fund for major repairs or maintenance. Please tell me if there are any major works in the planning that could increase the service fees?
I am purchasing a garden flat in Seascale and Sellafield. Conveyancing lawyer has been awaiting, from the vendor, building insurance paperwork. This afternoon I was advised that the owner needs to forward the insurance documents for the flat above as well. Why would my conveyancing practitioner want to review the insurance for the other flat? Is it really necessary? We have been in hold for the last fortnight…
It is not unheard of in leasehold conveyancing in Seascale and Sellafield to find Conveyancing in Seascale and Sellafield in a minority of cases reveals that the lease obliges the tenant's to insure their individual flats as opposed to the freeholder insuring the entire building - which is definitely better. You should clarify with your conveyancing practitioner but it would seem that your lawyer is looking to establish that the whole building is insured. Insuring a ground floor apartment is no help when it comes to rebuilding after a fire if the 1st floor cannot be reinstated for lack of insurance cover.