I am not in a position to travel far from Danescourt. I would like to know the reason why all Danescourt conveyancers aren't automatically on all lender panels?

Lenders normally impose restrictions on either the type or the number of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a firm needs to have two or more partners. In addition to restricting the nature of firm, some lenders decided to reduce the size of their panel they use to act for them. It is worth noting that building societies have no accountability for the standard of conveyancing given by any Danescourt property lawyer on their approved list. Increases in mortgage fraud was the main trigger for the reduction of solicitor panels a few years ago even though there are opposing opinions about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry exposes that thousands of conveyancing organisations only transact one or two conveyances annually. Those advocating conveyancing panel culls question why conveyancing firms deserve claim to be listed on a lender panel when clearly property law is not their speciality?

Why is leasehold purchase conveyancing in Danescourt costs more?

The conveyancing fees on a leasehold property in Danescourt is inevitably higher when contrasted to a freehold residence. This is because there is an amount of extra work necessary in corresponding with the freeholder and management company to obtain information about whether the rent and maintenance charges have been paid and whether there are any large sums expected to be spent in the near future on repairs or maintenance of the block.

My grandfather passed away six months ago and as sole heir and executor I was left the house in Danescourt. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?

Where you intend to re-mortgage then Lloyds will insist on your using a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.

Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who conducted the conveyancing in Danescourt 10 years ago are no longer around. Will I be able to sell the house?

You no longer need to have the physical original deeds to establish that you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.

In relation to leasehold conveyancing in Danescourt what are the most common lease defects?

There is nothing unique about leasehold conveyancing in Danescourt. All leases are individual and legal mistakes in the legal wording can result in certain clauses are wrong. The following missing provisions could result in a defective lease:

Insurance obligations

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Skipton Building Society, and Aldermore all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.

I invested in buying a garden flat in Danescourt, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Danescourt with an extended lease are worth £260,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2100

You have 75 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. 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. Please do not move forward placing reliance on this information before seeking the advice of a professional.