I have just been advised by my broker that my Stanwick lawyer is not on the bank Conveyancing panel. How can I check?
You need to contact your Stanwick lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Are the BSA intent on creating a search tool with a view to to identify firms on the Earl Shilton BS conveyancing panel for example in Stanwick?
We would not expect to be advised of any intention on the part of the BSA to promote such a search facility.
Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in Stanwick?
Its becoming the norm that commercial conveyancing solicitors in Stanwick will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Stanwick. 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 Stanwick.
For each commercial conveyancing transaction in Stanwick it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Stanwick commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Stanwick.
Do I need to be suspicious that brokers that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a local Stanwick conveyancing firm?
As with lots of service providers, often recommendations from connections can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing matter; estate agents, mortgage brokers and lenders might all put forward conveyancers to appoint. On occasion the conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You have the right to appoint your preferred conveyancer. Don't forget that the majority of lenders operate an approved list of conveyancers you have to use for the lender aspect of your home move.
Back In 2000, I bought a leasehold house in Stanwick. Conveyancing and Birmingham Midshires mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Stanwick who previously acted has now retired. Do I pay?
First make enquiries of the Land Registry to be sure that this person is in fact the new freeholder. You do not need to incur the fees of a Stanwick conveyancing practitioner to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a 1 bedroom flat in Stanwick, conveyancing formalities finalised in 2007. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Stanwick with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 2082
With only 63 years left to run we estimate the premium for your lease extension to be between £16,200 and £18,600 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.