The Dymock conveyancing lawyers that I recently instructed on my purchase in Dymock have without warning closed. I only went with them because I had to have a solicitor on the Leeds Building Society conveyancing panel and my family Dymock lawyer was not. I paid them funds on account. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them 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 Leeds Building Society 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 should be in a position to assist.
I have recentlybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Dymock for a purchase of a leasehold flat 12 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The quickest method to check if the property is in your name, you can make 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 Dymock conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build flat in Dymock. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Dymock
-
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I decided to have a survey done on a house in Dymock before retaining solicitors. I have been advised that there is a flying freehold element to the house. The surveyor has said that some banks tend not issue a loan on this type of house.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Dymock. Conveyancing will be smoother if you use a solicitor in Dymock especially if they are familiar with such properties in Dymock.
Am I better off to choose a Dymock conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can handle the conveyancing however her office is 400miles drive away.
The primary upside of using a local Dymock conveyancing firm is that you can attend the office to sign documents, hand in your ID and pester them where appropriate. Having local Dymock know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and in the main were content that should trump using an unknown Dymock conveyancing solicitor just because they are based in the area.
Me and my fiance have recently had an offer agreed on a property and had meeting on Tuesday with HSBC for the mortgage. They advised us that when it comes to choosing a solicitor that unless they are on their approved list of property lawyers then we will be subject to an a further fee of about two hundred pounds. This is because they would then have to select a solicitor to act on their behalf as well as the one we select for ourselves and we are liable for their costs. I have requested HSBC to supply me with a list so I can seek quotes only from their approved conveyancers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a list online?
You should ask HSBC what their criteria for joining their panel is for a solicitor.Thereafter ask the property lawyer of your choice whether they meet the criteria and have they acted on loans for HSBC before. If the answer to those is yes, then just double check with HSBC. Alternatively please use our search tool and we should be able to identify a conveyancer in Dymock on the approved list for HSBC.