Is the fact that my solicitor in Goole is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 Goole conveyancing firm and enquire why they are no longer on the approved list for your lender.
We are buying a flat and require a conveyancing solicitor in Goole who is on the Clydesdale approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Goole.
Will our lawyer be asking questions regarding flooding during the conveyancing in Goole.
Flooding is a growing risk for solicitors conducting conveyancing in Goole. There are those who purchase a property in Goole, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, however there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Goole. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to find out whether the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the owner, then a purchaser could bring a claim for damages stemming from an misleading response. The buyer’s conveyancers should also commission an enviro report. This should disclose whether there is any known flood risk. If so, additional investigations should be made.
I have a 4 bedroom Edwardian house in Goole. Conveyancing solicitor acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Bank of Scotland to clarify?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Goole and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing solicitor who conducted the work.
I've recently bought a leasehold house in Goole. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a garden flat in Goole, conveyancing having been completed 6 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Goole with a long lease are worth £180,000. The ground rent is £65 yearly. The lease finishes on 21st October 2083
You have 59 years unexpired we estimate the price of your lease extension to be between £20,900 and £24,200 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.