It is is a decade since I bought my house in Buckden. Conveyancing lawyers have now been retained on the sale but I can't find the title documents. Will this jeopardise the sale?
Don’t worry too much. First there is a possibility that the deeds will be kept by your lender or they could still be with the conveyancers who acted in your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Buckden relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
Is it the case that all Buckden CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
Some major banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation 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 solicitors wishing to join their panels.
Is it the case that all Buckden solicitor practices on the HSBC conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the HSBC conveyancing panel they would need to be overseen by the SRA. Many mortgage companies do list licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.
It is not clear whether my mortgage offer requires a lease extension. I have called my Buckden bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Buckden 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. Who do I believe?
As long as the lawyer is on the mortgage company panel, she or he must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have justfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Buckden for a purchase of a freehold house 12 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest method to check if the property is in your name, 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 Buckden conveyancing specialists.
In what way does the Landlord & Tenant Act 1954 impact my commercial offices in Buckden and how can your lawyers assist?
The particular law that you refer to affords protection to business leaseholders, giving them the a statutory right to apply to court for a new lease and continue in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Buckden
In sourcing the web for the words conveyancing in Buckden it brings up numerous solicitorsin the vicinity. How do I determine which is the suitable solicitor for purchase transaction?
The best way of choosing a suitable conveyancer is through a personal referral, so ask colleagues and relatives who have purchased a property in Buckden or the respected estate agent or mortgage broker. Charges for conveyancing in Buckden vary, so it's sensible to request at least three costs illustrations from different solicitors. Dont forget to clarify what costs in the quote includes.
My partner and I are acquiring a 2 bedroom flat in Buckden. When we first instructed conveyancing practitioner, we were told they were on all mainstream mortgage company panels. Our mortgage broker contacted us just now to say that they don't seem to be on the Lloyds approved list. Were it to be true, what should we do? Do we just choose a different property lawyer that is on their approved list or should we pay for dual representation, with Lloyds appointing their own preferred solicitor.
When purchasing a property with the benefit of a mortgage it is normal for the purchaser’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to meet. Some lenders now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should call Lloyds to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Lloyds's conveyancing panel and you may continue to use your own Buckden solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.