Please help. My Mancot solicitor is assuring me that he has toconduct Mancot conveyancing searches resulting from the fact thatthe firm are on the Lloydsconveyancing panel. These Mancot searches cost a lot of money can this be avoided?
You have limited options available to you. As you are taking a home loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Mancot conveyancing searches.
Is it the case that all Mancot solicitors on the Kent Reliance conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be regulated by the SRA. Some banks do list licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
My fiancee and I are spending time looking at apartments in Mancot and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this point? I intend to finance via a mortgage with Leeds Building Society.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are obtaining a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being difficult. The Mancot solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Action Conveyancing a few years ago for my conveyancing in Mancot. I now require my file however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Mancot of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Am I right to be suspicious about brokers that I am dealing with are suggesting an internet conveyancing firm as opposed to a High Street Mancot conveyancing practice?
As with many service providers, often recommendations from relatives can be very helpful. Yet there are numerous people with a keen interest in a conveyancing deal; estate agents, financial adviser and lenders may recommend solicitors to choose. Sometimes the solicitors might be known to one of the organisations as being good in their field, but sometimes there exists a financial incentive behind the endorsement. You are free to select your own conveyancer. However, bear in mind that the majority of lenders specify a panel list of conveyancers you have to use for the lender related work in your home move.
I have recently realised that I have Sixty One years unexpired on my lease in Mancot. I need to get lease extension but my landlord is missing. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to find the landlord. In some cases an enquiry agent should be useful to carry out a search and prepare an expert document which can be used as proof that the landlord can not be located. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the vesting order request to the County Court overseeing Mancot.
I inherited a garden flat in Mancot, conveyancing was carried out 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Mancot with a long lease are worth £206,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2088
You have 67 years unexpired we estimate the premium for your lease extension to be between £10,500 and £12,000 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns 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 before getting professional advice.