How up to date is your search tool for Shanklin conveyancing solicitors on the Co-operative conveyancing panel? Do Co-operative send you an updated list?

Shanklin conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.

The Shanklin conveyancing lawyers that just started acting on my purchase in Shanklin have suddenly shut down. I only went with them because I had to have a firm on the Co-operative conveyancing panel and my family Shanklin lawyer was not. I paid them funds on account. What are my options?

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. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Co-operative 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 solicitors may be able to assist.

I have recentlydiscovered that Action Conveyancing have been shut down. They carried out my conveyancing in Shanklin for a purchase of a freehold house 9 months ago. How can I check that my home is registered correctly in the name of the previous owner?

The easiest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shanklin conveyancing specialists.

I am 17 days into a freehold purchase having been referred to solicitors by the high street agent to handle our conveyancing in Shanklin. I am am very frustrated with the quality of service. Could you you assist me in finding new solicitors?

A lawyer would have to be very bad in order to consider changing them. Has your mortgage been issued? If so you need to advise them of the new contact details and ensure the offer are re-issued. Your new conveyancer should be on the banks panel to avoid added costs and frustration. So that should be your first question of the new solicitors. The search tool will assist you in finding a lender approved solicitor for your conveyancing in Shanklin

I have recently realised that I have Sixty One years left on my flat in Shanklin. I am keen to get lease extension but my freeholder is missing. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to find the freeholder. On the whole an enquiry agent should be useful to try and locate and prepare an expert document which can be used as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Shanklin.

I own a basement flat in Shanklin, conveyancing having been completed in 2000. Can you work out an approximate cost of a lease extension? Corresponding flats in Shanklin with a long lease are worth £186,000. The ground rent is £55 levied per year. The lease ceases on 21st October 2077

With only 52 years unexpired the likely cost is going to span between £29,500 and £34,000 plus costs.

The figure above 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. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.