Am I correct in assuming that the fact that my conveyancer in Ainsdale is not on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That would more than likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Ainsdale conveyancing practice and ask them why they are no longer on the approved list for your lender.
My wife and I intend to remortgage our maisonette in Ainsdale with UBS. We have a son 18 who lives with us. Our solicitor requested us to identify any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have two questions (1) Is this form unique to the UBS conveyancing panel as he never had to sign this form when we bought 5 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to UBS. This is solely used to protect UBS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of UBS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Is it possible to swap conveyancer as I have to find one who is on the Barclays Direct conveyancing list. I instructed a local conveyancing solicitor in Ainsdale five minutes from me but the firm is not approved by Barclays Direct
We will our best to assist in finding you a conveyancing solicitor in Ainsdale on the Barclays Direct panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Ainsdale. In making use of the find a conveyancing solicitor tool on this site, you can scrutinise fees for conveyancing solicitors in Ainsdale and throughout England and Wales.
My step-father has encouraged me to instruct his lawyers for conveyancing in Ainsdale. Should I find my own solicitor?
There are no two ways about it it’s preferable to choose a conveyancing lawyer is to get feedback from friends or relatives who have used the solicitor that you are contemplating using.
I today plan to offer on a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have just discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Ainsdale. Conveyancing lawyers have not yet been instructed. Will they explain the issues?
Most houses in Ainsdale are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Ainsdale so you should seriously consider looking for a Ainsdale conveyancing practitioner and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer will report to you on the legal implications.
I acquired a garden flat in Ainsdale, conveyancing formalities finalised 9 years ago. 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? Corresponding flats in Ainsdale with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2105
With 80 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures 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. You should not move forward based on this information before seeking the advice of a professional.