Please explain the implications if my lawyer’s firm is suspended from the Santander Conveyancing panel ahead of completing my conveyancing in Ketton?
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.
What is the difference between a licensed conveyancer and conveyancing solicitor in Ketton
Two types of professional can carry out conveyancing in Ketton namely licenced conveyancers or solicitors. Both professionals provide the legal services that required to complete the sale or purchase of property. They are both required to handle Ketton conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that all necessary procedures will be appropriately attended to.
I have decided to exercise my right to buy my property in Ketton off the council. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
It is unclear whether my mortgage offer requires a lease extension. I have called my Ketton bank branch on numerous occasions and was told it wasn't an issue and they will lend. My Ketton conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Provided that the solicitor is on the lender panel, she or he must comply with the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Ketton is the location of the property. Can you offer any opinion?
Flying freeholds in Ketton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ketton you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ketton may determine 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.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Ketton and how can you help?
The particular law that you refer to gives a safeguard to commercial lessees, granting the a statutory right to apply to court for a new tenancy and continue in occupation when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Ketton is one of our hundreds of areas of the UK in which our lawyers are based
Are there any distinct advantages to choosing a high street conveyancing practitioner in Ketton
Many buyers and sellers in Ketton opt for a nearby high street lawyer so that they can visit just in case they have questions, and to collect documents without using the Royal Mail.
There is a distinct advantage in selecting a lawyer local to a property you are purchasing, due to the in-depth knowledge of the locality and potential local concerns - however this is debatable. Most conveyancers are now through email and may be any place in the world.