Please help. My Verwood conveyancer is assuring me that he has toorder Verwood conveyancing searches becausethe firm are on the Santanderapproved lawyer panel. Is my lawyer correct?

You have limited options available to you. As you are taking a home loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Verwood conveyancing searches.

We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would much rather use a Verwood based conveyancing firm?

You should check but the the probability is that appoint one of their panel lawyers where you accept the "fee-free" offer. Speak to the lender and check if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Verwood.

I need some fast conveyancing in Verwood as I am under an ultimatum to sign on the dotted line within 2 weeks. Luckily I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are are a mortgage free buyer you are at free not to have searches conducted although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Verwood the following are instances of what can appear and therefore impact the marketability of the property: Enforcement Actions, Overdue Charges, Outstanding Grants, Railway Schemes,...

I own a leasehold flat in Verwood. Conveyancing and Birmingham Midshires mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Verwood who acted for me is not around. What should I do?

First contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Verwood conveyancing firm to do this as it can be done on-line for £3. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a basement flat in Verwood, conveyancing was carried out in 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Verwood with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2079

You have 53 years remaining on your lease we estimate the price of your lease extension to span between £27,600 and £31,800 as well as legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.

Should one as executor remove a departed person's name from the title deeds for a property in Verwood?

If a Verwood property is jointly owned and one of the owners passes away, the name will not immediately be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a sale your lawyer would just need to evidence why the co proprietor is missing from the conveyance, usually this is in the form of the probate documents.

With the aim of making things smoother in the future you can apply to have the deceased party removed from the title by applying to the land registry with evidence of the death. There is no land registry fee payable.