I have given 2 months notice to my existing landlord and have to be out of my let out apartment in Acle by the end of next month. Conveyancing on my purchase is progressing. Is it possible to complete in 4 weeks as don't want to have to move into temporary accommodation?
Generally one should not provide notice on a rental until you have exchanged. If you have not previously done so, contact to your lawyer and request that they seek the assistance the sellers lawyers, try to get a realistic time scale from them that everyone will look towards
Can you clarify what the consequences are if my lawyer’s firm is expelled from the TSB Solicitor panel ahead of completing my conveyancing in Acle?
The first thing to point out is that, this is a very rare occurrence. 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.
We are purchasing a flat in Acle. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Acle CQS (Conveyancing Quality Scheme) solicitors are on the Principality conveyancing list of approved firms?
It is true that some lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
We were going to get a OIP from Coventry BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Acle solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Acle solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I used Arc property Solicitors a few years past for my conveyancing in Acle. Now, I need the files but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Acle 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.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Acle and how can your lawyers assist?
The particular law that you refer to affords a safeguard to commercial leaseholders, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Acle is one of our many areas of the UK in which the firms we work with are located
In my capacity as executor for the will of my aunt I am selling a property in Swansea but live in Acle. My conveyancer (approximately 235 miles from mehas requested that I sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Acle to witness this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are located in Acle