Is the fact that my solicitor in Claydon is not identified on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
That is more than likely a wrong assumption to make. There are plenty of 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) 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 simply call the Claydon conveyancing practice and enquire why they are no longer on the approved list for your lender.
We're in Claydon, First time buyers buying with a mortgage (lender is Aldermore , and our solicitor is on the Aldermore conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Aldermore conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Claydon is the location of the property. What do you suggest?
Flying freeholds in Claydon are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Claydon you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Claydon may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In what way can the Landlord & Tenant Act 1954 impact my business property in Claydon and how can your lawyers assist?
The 1954 Act provides security of tenure to business tenants, giving them the a statutory right to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Claydon
My a decade ago. He has got wed, divorced and is now remarried. He will be selling the property in a few weeks. I think he will simply be need to provide a copy of his marriage certificates to the property lawyer but he is anxious it could frustrate the sale of the apartment. Should he instruct a solicitor to update the Land Registry information for the house?
You are not required to bring up to date the register as long as you have the proof required to show how the change of name occurred.
Any purchaser’s conveyancer should review the registered details and need evidence by way of proof of the name change for example marriage documentation.