We are purchasing a 3 bedroom flat in Salisbury with a mortgage. We like our Salisbury solicitor, however the lender advise she’s not on their "panel". We have to appoint one of the bank panel solicitors or keep our Salisbury lawyer and pay for one of their panel ones to act for them. We consider that this is unjust; can we not require that the lender use our Salisbury conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Salisbury conveyancing lawyer to apply to be on the conveyancing panel.
IfI was to buy a simple residential homein Salisbury mortgage fee and have no survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Salisbury?
The only reduction in fees you would achieve is the Salisbury conveyancing searches. Your property lawyer still got to do everything else - money laundering, liaising with the vendors property lawyer, stamp duty submission, register the title etc. A slight saving might be made by not needing to register a charge however it will not be significant.
In what way does the Landlord & Tenant Act 1954 affect my business property in Salisbury and how can your lawyers assist?
The particular law that you refer to gives a safeguard to business lessees, giving them the dueness to apply to court for a renewal lease and continue in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Salisbury
Back In 2002, I bought a leasehold house in Salisbury. Conveyancing and Nottingham Building Society 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 ground rent demand for rent dating back to 1993. The conveyancing practitioner in Salisbury who previously acted has long since retired. Do I pay?
First make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Salisbury conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I purchased a ground floor flat in Salisbury, conveyancing formalities finalised half a dozen 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? Equivalent flats in Salisbury with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2094
With only 69 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
Our estate agent has suggested using their conveyancing practitioner for the conveyancing in Salisbury - won’t it be better to just instruct them?
It is worth checking if the selling agent is recommending a lawyer or introducing to a lawyer. There are plenty of Salisbury selling agents who recommend two or three Salisbury conveyancing firms purely based on those lawyers offering a great service.