Am I correct in assuming that the fact that my conveyancer in Ripponden is not on my bank's solicitor panel that there is a problem with the standard of his 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 indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Ripponden conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

Do I have to visit the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Ripponden so that I can attend their offices if required.

These days conveyancing panel lawyers for lenders carry out all of the communications via Royal Mail, internet or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in England or Wales. Nevertheless you should see if you can still book an appointment to visit conveyancing lawyer if you prefer.

Are there restrictive covenants that are commonly identified during conveyancing in Ripponden?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Ripponden. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Ripponden is where the house is located. Is there any advice you can give?

Flying freeholds in Ripponden are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ripponden you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ripponden may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Having checked my lease I have discovered that there are only Sixty One years remaining on my lease in Ripponden. I am keen to get lease extension but my freeholder is missing. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to demonstrate that you have used your best endeavours to find the freeholder. On the whole a specialist may be useful to try and locate and prepare a report which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s disappearance and the application to the County Court covering Ripponden.

Ripponden Leasehold Conveyancing - A selection of Queries Prior to Purchasing

Best to be warned whether fixing the lift or some other major work is due in the foreseeable future that will be shared by the tenants and could well dramatically impact the level of the service charges or require a specific invoice. Who are the managing agents? Are there any major works in the near future that could add a premium to the maintenance costs?