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The Brandon conveyancing firm that I recently instructed on my house acquisition in Brandon have without warning shut down. They were on acting for me because I needed a firm on the Bank of Ireland conveyancing panel and my preferred Brandon lawyer was not. I wrote them a cheque for £250 in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. 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 Bank of Ireland 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 should be in a position to help.
I purchased my home on 8 March and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Brandon expressed confidence that it would be concluded inside ten days. Are titles in Brandon uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Brandon registration formalities. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any third persons or bodies. Currently in the region of 80% of such applications are fully addressed in less than three weeks but occasionally there can be longer delays. Historically registration occurs once the new owner has moved in to the premises so an expedited registration is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one round the corner in Brandon I like with open areas and transport links in the vicinity, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Brandon in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.
Do online conveyancing organisations cover everything a local Brandon solicitor does or do I still need to employ a solicitor for the final stages for my conveyancing in Brandon?
Where you choose an online conveyancer they should undertake all the tasks your Brandon solicitor would cover.