I am one month into the sale of my home in Standish and the EA has just e-mailed to advise that the buyers are changing their property lawyer. The excuse is that the bank will only deal with property lawyers on their approved list. Why would a big named mortgage company only engage with specific solicitors rather the firm that they want to choose for their conveyancing in Standish ?

Mortgage companies have always had an approved set of law firms that can represent them, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.

Lenders blame a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.

I require fast conveyancing in Standish as I am under an ultimatum to exchange contracts in less than 3 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are not obtaining a home loan you are at free not to have searches carried out although no conveyancer would recommend that you don't. With lots of history conveyancing in Standish the following are instances of issues that can arise and adversely affect future saleability: Enforcement Actions, Outstanding Fees, Overdue Grants, Unadopted Roads,...

Over the last few months I have been searching for a flat up to £245,000 and identified one round the corner in Standish I like with a park and station in the vicinity, however it only has 49 remaining years left on the lease. There is not much else in Standish suitable, so just wondered if I would be making a grave error purchasing a short lease?

Should you require a home loan the shortness of the lease will be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.

I am a sole trader planning to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering competitive charges for commercial conveyancing in Standish for less than £1,200?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Standish, including the sale and purchase of businesses as well as simply premises. Whether you are looking to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. Regarding the fees this will depend on the structure and nuances of the proposed transaction. Please provide us with your contact information or phone so as to enable us to supply you with comprehensive commercial conveyancing quote.

I have recently realised that I have Seventy years remaining on my flat in Standish. I now want to extend my lease but my landlord is absent. 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 submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have made all reasonable attempts to locate the freeholder. On the whole a specialist may be helpful to conduct investigations and to produce a report which can be used as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court covering Standish.

Leasehold Conveyancing in Standish - Sample of Queries before buying

Be sure to investigate if the the lease contains any unreasonable restrictions in the lease. For example some leases prohibit pets being permitted in certain buildings in Standish. If you like the propertyin Standish yet your cat is not allowed to live with you then you have a very difficult decision. For many Standish leaseholds the outlay for major works are not incorporated into the maintenance charges, albeit that a few managing agents in Standish obliged leasehold owners to contribute towards a reserve fund and this is used to offset against larger repairs or maintenance.