What happens if my solicitor is removed from the HSBC Conveyancing panel ahead of completing my conveyancing in Bournemouth?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I used Wolstenholmes several years past for my conveyancing in Bournemouth. I now require my file but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bournemouth of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the guidance of my in-laws I had a survey completed on a property in Bournemouth in advance of instructing conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some banks may refuse to give a mortgage on a flying freehold property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bournemouth. Conveyancing will be smoother if you use a solicitor in Bournemouth especially if they are acquainted with such properties in Bournemouth.
I was recommended by a few estate agents in Bournemouth to select a conveyancer on your site. What’s the financial upside for Estate Agents to recommend your services over and above alternative conveyancing organisations?
We don’t offer any referral fee for sending work our way. We thought it would be too underhand a fee because a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Back In 2007, I bought a leasehold house in Bournemouth. Conveyancing and Norwich and Peterborough 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 1992. The conveyancing solicitor in Bournemouth who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Bournemouth conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a 1 bedroom flat in Bournemouth, conveyancing having been completed April 2004. How much will my lease extension cost? Similar flats in Bournemouth with an extended lease are worth £176,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2068
With only 50 years remaining on your lease we estimate the premium for your lease extension to span between £31,400 and £36,200 plus costs.
The figure 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 due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.