What happens if my solicitor is suspended from the Principality Solicitor panel ahead of completing my conveyancing in Warwickshire?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

What will a local search tell me regarding the house my wife and I buying in Warwickshire?

Warwickshire conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company such as Onsearch The local search plays a central part in most Warwickshire conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Warwickshire and how can you help?

The 1954 Act provides security of tenure to commercial lessees, giving them the a statutory right to apply to court for a renewal lease and remain in occupation at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Warwickshire is one of the hundreds of areas of the UK in which our lawyers are based

There are only 62 years left on my lease in Warwickshire. I now wish to extend my lease but my freeholder is absent. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you have used your best endeavours to track down the lessor. On the whole an enquiry agent should be useful to carry out a search and prepare a report which can be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Warwickshire.

Warwickshire Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

The majority of Warwickshire leasehold flats will incur a service bill for the upkeep of the block invoiced by the freeholder. Should you purchase the apartment you will have to pay this amount, normally periodically during the year. This could vary from two or three hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent to be met annual, this is usually not a large amount, say around £25-£75 but you should to enquire as on occasion it could be many hundreds of pounds. Are there any major works anticipated that will likely add a premium to the maintenance charges? Its a good idea to find out as much as you can about the managing agents as they can either make your living at the property much simpler or much more difficult. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day issues like the cleanliness of the common parts. Ask other people what they think of them. In conclusion, be sure you know the dates that the service fees are due to the managing agents and specifically what you get for your money.

The conveyancers handling our conveyancing in Warwickshire has sent papers to review that reveal that the property is unregistered with epitome documents. Is it not the case that all houses in Warwickshire should be registered?

Much of the property in Warwickshire is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Warwickshire conveyancing lawyers will be familiar with such matters but in the event that uncertainty exists the usual proposition nowadays is for the vendor’s solicitor to address the registration formalities first and then sell - this will have a domino effect to result in a prolonged transaction.