Having sold my house in Thornhill last March yet the purchaser is Skype messaging me to moan that his lawyer is waiting to hear from mine. What should have happened following completion?

Post completion of your disposal your solicitor is committed to send the transfer deeds and all of the paperwork to the purchaser's conveyancer. If applicable, your solicitor should also send confirmation that the home loan has been discharged to the buyers lawyers. There is unlikely to be post completion tasks specific conveyancing in Thornhill.

We are purchasing a purpose built flat in Thornhill with a mortgage from .We would like to retain our Thornhill conveyancing solicitor but says her practice is not listed on their "panel". It seems we are left with no choice but to instruct a panel solicitor or keep our high street solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that use our lawyer?

Unfortunately,no. The mortgage offered to you is subject to its various provisions, one of which will be that conveyancers needs to be on the conveyancing panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for

Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial property in Thornhill?

Its becoming the norm that commercial conveyancing solicitors in Thornhill will carry out 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 Thornhill. The search result provides definitive data 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 Thornhill.

For every commercial conveyancing transaction in Thornhill it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Thornhill commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Thornhill.

I bought my house on 1 May and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Thornhill advises it will be dealt with inside ten days. Are titles in Thornhill particularly slow to register?

There is nothing unique when it comes to conveyancing in Thornhill registration formalities. Rather than based on location, timeframes can vary subject to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. As of today in the region of 80% of submission are fully addressed within 12 days but occasionally there can be extensive delays. Historically registration is effected after the buyer is living at the property thus 'speed' is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.

I have recently realised that I have 72 years left on my lease in Thornhill. I now wish to get lease extension but my landlord is missing. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply 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 demonstrate that you or your lawyers have made all reasonable attempts to track down the lessor. For most situations a specialist should be helpful to carry out a search and prepare a report which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Thornhill.

I own a 2 bed flat in Thornhill, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Thornhill with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 50

With just 50 years unexpired we estimate the price of your lease extension to span between £36,100 and £41,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.