The Tring conveyancing firm handling our Tring conveyancing has discovered an inconsistency when comparing the surveyor’s assumptions in the valuation report and what is revealed within the title deeds. My lawyer informs me that he needs to ensure that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s approach correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Do commercial conveyancing searches reveal proposed roadworks that could affect a commercial site in Tring?
Many commercial conveyancing solicitors in Tring will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Tring. The report sets out 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 Tring.
For every commercial conveyancing transaction in Tring 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 can cause delays to Tring commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Tring.
I used Action Conveyancing several years ago for my conveyancing in Tring. I now require my file however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tring of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How do I search for a Tring solicitor on the HSBC Bank conveyancing panel? I have wheels and am happy to travel upto 10kilometers to meet the conveyancer.
Feel free to make use of the search on this website. Please choose the mortgage company and your location and you will see a number of Tring conveyancing lawyers locally. We have listed some Tring conveyancing firms at the bottom of this page and you can ring them to check if they are on the HSBC Bank panel
I work for a long established estate agency in Tring where we see a number of flat sales derailed as a result of short leases. I have been given inconsistent advice from local Tring conveyancing firms. Can you shed some light as to whether the seller of a flat can start the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder 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.
I acquired a 2 bed flat in Tring, conveyancing having been completed July 2006. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Tring with an extended lease are worth £211,000. The ground rent is £45 yearly. The lease ends on 21st October 2086
With only 67 years remaining on your lease we estimate the premium for your lease extension to range between £10,500 and £12,000 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.