It has come to my attention via my IFA that my Ashford Kent lawyer is not on the bank Conveyancing panel. How can I be certain that this is indeed the case?
Your first step should be to call your Ashford Kent conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
My Ashford Kent solicitor has uncovered a difference between the information in the valuation report and what is revealed within the title deeds. My lawyer has advised that he is duty bound to check that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s stance right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
I used Arc property Solicitors a few years ago for my conveyancing in Ashford Kent. I now require my file however the law firm is no longer operating. What do I do?
You should call 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 Ashford Kent of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a ground for flat up to £195,000 and identified one round the corner in Ashford Kent I like with open areas and railway links nearby, the downside is that it's only got 61 years on the lease. There is not much else in Ashford Kent for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
Do I need to be wary by brokers that I am dealing with are recommending a factory type conveyancing firm as opposed to a local Ashford Kent conveyancing practice?
As with many service providers, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are many players in a conveyancing transaction; estate agents, financial adviser and banks might all put forward solicitors to select. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the recommendation. You have the right to appoint your own lawyer. Don't forget that the majority of lenders operate an approved list of law firms you have to use for the mortgage aspect of your transaction.
I am looking for a conveyancing solicitor in Ashford Kent for my purchase. Is there any facility to see a firm’s complaints history with the legal regulator?
You can search for documented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find information Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA could monitor call for training purposes.