It is is a decade since I bought my home in Hythe. Conveyancing solicitors have recently been appointed on the sale but I can't find the title deeds. Is this a problem?
Don’t worry too much. First the deeds may be retained by your lender or they could stored with the solicitor who handled your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Hythe involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is not insurmountable.
Can you clarify what the consequences are if my solicitor is expelled from the Barclays Conveyancing panel ahead of completing my conveyancing in Hythe?
The first thing to point out is that, this is very unlikely to happen. 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 at a cost.
I used Stirling Law several years past for my conveyancing in Hythe. I now require my file however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Hythe 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.
Over the last few months I have been searching for a flat up to £305k and found one close by in Hythe I like with a park and railway links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Hythe suitable, 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 a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
I'm converting the mortgage on my primary property to a BTL loan with Platform Home Loans Ltd and I will use the ballance of the raised equity towards a second property. The location we are interested in is Hythe. Will your solicitors be able to act for the two banks and link together the transactions?
Do use our search tool on this site to ensure that the conveyancers are approved by both mortgage companies. On the basis that they are the lawyer will be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and make clear your desired outcome and needs.
My partner has encouraged me to appoint his conveyancing solicitors in Hythe. Do I follow his advice?
No doubt the best way to select a conveyancing solicitor is to seek guidance from friends or relatives who have actually experience in using the conveyancer you're considering.