Is the fact that my conveyancer in Witney is not on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should contact the Witney conveyancing firm and ask them why they are no longer on the approved list for your lender.
I am purchasing a property and need a conveyancing solicitor in Witney who is on the Chelsea Building Society approved. 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 listed as being on the approved conveyancing panel for Chelsea Building Society in certain locations such as Witney. We dont recommend any particular firm.
How does conveyancing in Witney differ for new build properties?
Most buyers of new build premises in Witney approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Witney tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Witney or who has acted in the same development.
Should I go with a Witney conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can carry out the legal work but they are based over three hundred miles away.
The benefit of a local Witney conveyancing firm is that you can attend the office to execute paperwork, present your ID and pester them if necessary. They will also have local insight which is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and they were happy that should trump using an unfamiliar Witney conveyancing lawyer just because they are round the corner.
I wish to rent out my leasehold flat in Witney. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Some leases for properties in Witney do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I purchased a 2 bed flat in Witney, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Witney with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease comes to an end on 21st October 2078
With 53 years unexpired we estimate the premium for your lease extension to range between £27,600 and £31,800 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.