Am I correct in assuming that the fact that my conveyancer in Brackley is not identified on my lender's conveyancing panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 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) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Brackley conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
The Brackley conveyancing firm that I recently instructed on my purchase in Brackley have suddenly shut down. I chose them because I had to have a solicitor on the RBS conveyancing panel and my previous Brackley lawyer was not. I paid them funds on account. What do I do now?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would 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 RBS 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 solicitors may be able to help.
I have recentlybeen informed that Action Conveyancing have been shut down. They carried out my conveyancing in Brackley for a purchase of a leasehold apartment 10 months ago. How can I establish that my home is in my name in the name of the previous owner?
The easiest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Brackley conveyancing specialists.
My wife and I purchased a leasehold flat in Brackley. Conveyancing and Britannia mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Brackley who previously acted has long since retired. Do I pay?
The first thing you should do is contact the Land Registry to make sure that this person is indeed the new freeholder. There is no need to instruct a Brackley conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a basement flat in Brackley, conveyancing formalities finalised in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Brackley with over 90 years remaining are worth £202,000. The ground rent is £60 invoiced annually. The lease terminates on 21st October 2076
With just 57 years unexpired the likely cost is going to span between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
I acquired a house in Brackley last 5/3/2018 and to date it is still not recorded with HM Land Registry. It is part of a new estate and my property lawyer told me that it can take twelve months to complete the registration formalities. I have called HM Land Registry directly and they have informed me the original application was cancelled due to questions not being addressed in time. Should I be concerned?
It is your solicitor that you must get in touch with in order to satisfy any issues which have arisen as part of the registration formalities for your Brackley property. Normal Brackley conveyancing practice includes an undertaking on the part of the vendor’s conveyancing practitioner that they will help resolve any registration raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.