Me and my partner are buying our first home. Our conveyancing practitioner has messagedto ask if we wish to purchase extra conveyancing searches. We are really unsure what's needed for conveyancing in Montpelier
The range of Montpelier conveyancing searches depends entirely on the property, the location, the possibility of any of these risks, your familiarity of the area and risks, your overall approach to risk. What matters is that you properly understand what information the searches could provide. Then you can decide if you personally think you need that search. Should you be unsure, ask the conveyancer to recommend.
The Montpelier conveyancing solicitors that I recently instructed on my purchase in Montpelier have without warning closed. They were on acting for me because I needed a lawyer on the Nationwide conveyancing panel and my previous Montpelier lawyer was not. I wrote them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nationwide conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
Is it the case that all Montpelier CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing list of approved firms?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
Is it the case that all Montpelier solicitor firms on the Santander conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be regulated by the SRA. Many banks do allow licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
I am expecting a AIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Montpelier solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Montpelier solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
Given that I am about to part with hundreds of thousands of pounds on a two bedroom apartment in Montpelier I wish to talk to a solicitor about mytransaction before giving the go ahead to the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your property ownership legalities in Montpelier.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Montpelier should be the amount on the final invoice that you end up paying.
I own a leasehold flat in Montpelier. Conveyancing and Lloyds TSB Bank mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Montpelier who acted for me is not around. What should I do?
First make enquiries of HMLR to make sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Montpelier conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Montpelier - Examples of Queries before Purchasing
Please tell me if there are any major works in the planning that could increase the maintenance costs? Is the freehold reversion owned jointly by the leaseholders? Does the lease have in excess of 85 years left?