The South Brent conveyancing lawyers that I appointed last week on my house acquisition in South Brent have suddenly shut down. They were on acting for me because I needed a solicitor on the Yorkshire BS conveyancing panel and my previous South Brent lawyer was not. I paid them 275 plus VAT in advance. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. 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 Yorkshire BS 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.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in South Brent?
Two types of professional can execute conveyancing in South Brent namely CLC regulated conveyancers or solicitors. The two can administer the legal services that you need to complete the disposal or acquisition of property. Both are duty bound to conduct South Brent conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be professionally carried out and that all requisite steps will be suitably attended to.
Last month we had a mortgage agreed in principle with Co-operative. South Brent conveyancing lawyers are appointed. How long does it take for Co-operative to send the offer to the conveyancer?
Some lenders take longer than others. Have Co-operative done the survey? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my South Brent building society branch on various occasions and was advised it wasn't an issue and they would lend. My South Brent conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the conveyancer is on the bank approved list, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I used Wolstenholmes several years ago for my conveyancing in South Brent. I now require my papers but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 South Brent of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a ground for flat up to £235,500 and found one round the corner in South Brent I like with open areas and railway links nearby, however it only has 51 years unexpired on the lease. I can't really find anything else in South Brent suitable, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage the shortness of the lease may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
We are 17 days into a residential purchase having been recommend to conveyancers by the selling agent to do our conveyancing in South Brent. We are not happy. Could you help me find new conveyancers?
They would need to be very poor to suggest replacing them. Has the loan offer been issued? If so you need to inform them of the new lawyer and have the loan are re-sent. Your new conveyancer needs to be on the mortgage company panel to avoid escalating charges and delays. That should be your starting point. Our find a solicitor tool can assist you in finding a bank approved lawyer for your conveyancing in South Brent