My conveyancer has discovered a a legal deficiency with the lease for the flat we are purchasing in Bedfordshire. The seller’s lawyers have offered title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor has advised that he must be satisfied that the bank is willing to move forward with this solution. Are we the client or is the bank?
Notwithstanding that you have a mortgage offer from the bank does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the bank are the client. These conveyancing instructions have to be complied with.
The Bedfordshire conveyancing firm that I appointed last week on my house acquisition in Bedfordshire have without warning closed. I only went with them because I had to have a lawyer on the Aldermore conveyancing panel and my previous Bedfordshire lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
What can a local search reveal about the property I am buying in Bedfordshire?
Bedfordshire conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for example Onsearch The local search plays a central part in many a Bedfordshire conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who conducted the conveyancing in Bedfordshire 10 years ago no longer exist. What are my next steps?
These day there are duplicates made of almost everything, and your solicitor should know precisely where to locate all the suitable documentation so you can purchase or dispose of your house without a hitch. Where duplicates can’t be found, your lawyer can arrange cover in the form of insurance or indemnities against future claims on the property.
In my capacity as executor for the estate of my aunt I am disposing of a property in Swansea but reside in Bedfordshire. My solicitor (approximately 235 miles awayhas requested that I sign a stat dec prior to completion. Could you suggest a conveyancing practitioner in Bedfordshire who can attest this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are based in Bedfordshire