Is the fact that my solicitor in Mildmay is not identified on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Mildmay conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Please explain the implications if my solicitor is expelled from the Nottingham Conveyancing panel ahead of completing my conveyancing in Mildmay?
First, 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 for a fee.
I acquired my home on 13 September and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Mildmay said it will be recorded in less than a month. Are properties in Mildmay particularly slow to register?
There is nothing unique about conveyancing in Mildmay registration formalities. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether it is in order and if the Land registry need to notify any 3rd persons or bodies. At present roughly 80% of submission are fully addressed within two weeks but some can be subject to protracted delays. Historically registration occurs once the buyer has moved in to the premises thus 'speed' is not typically top priority yet if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
Over the last few months I have been searching for a flat up to £245,000 and found one close by in Mildmay I like with amenity areas and railway links in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Mildmay suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a home loan the remaining unexpired lease term may be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years 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 current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
My mother and father are encountering difficulties in finding their Mildmay land registry title on the site. They recall that back in the 60’s when they bought the bungalow there were complications concerning Mildmay not being identified on some systems.
Nearly all premises in Mildmay should be revealed. Have you endevoured to search with just the postcode. Normally it will disclose all the premises inside the postcode. Assuming the property is recorded it will be there with a title number. Where they bought back in the 60’s it's conceivable it may be not yet registered. The address may still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title papers which may be with your parent’s lender.