Am I correct in assuming that the fact that my conveyancer in Leicestershire is not listed on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% 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. Should you be concerned you should simply call the Leicestershire conveyancing firm and ask them why they are no longer on the approved list for your bank.
The deeds to my home are lost. The lawyers who conducted the conveyancing in Leicestershire 5 years ago have long since closed. What are my next steps?
As long as you have a registered title the details of your proprietorship will be evidenced by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, find your house and get up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
The estate agent has sent us the confirmation of our purchase of a new build flat in Leicestershire. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Leicestershire
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared.
As co-executor for the will of my uncle I am disposing of a house in Swansea but live in Leicestershire. My lawyer (who is 250 kilometers from meneeds me to execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Leicestershire who can witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Leicestershire
My mother and father are unable to locate their Leicestershire property on the HM Land Registry site. They have a vague recollection 50 years ago when they acquired the property there were complications regarding Leicestershire not being recognised in some systems.
Nearly all residences in Leicestershire should appear. Have you attempted a search to simply the postcode. Normally it will mention all the premises inside the postcode. Where recorded it will show up with a title number. If they bought back in the 60’s it's conceivable it may be unregistered. The address might still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title deeds which may be with your parent’s mortgage company.