Can you clarify what the consequences are if my solicitor is removed from the Skipton Solicitor panel ahead of completing my conveyancing in Ironbridge?
First, 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 at a cost.
My wife and I own a terraced Georgian house in Ironbridge. Conveyancing lawyer acted for me and Halifax. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ironbridge and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing solicitor who conducted the work.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Ironbridge is where the house is located. Can you offer any assistance?
Flying freeholds in Ironbridge are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ironbridge you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ironbridge may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How easy is it to transfer to a new firm as I have to find one who is on the Clydesdale conveyancing panel. I was using a high street conveyancing solicitor in Ironbridge five minutes from me but the firm is not approved by Clydesdale
We will our best to assist in finding you a conveyancing solicitor in Ironbridge on the Clydesdale panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Ironbridge. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Ironbridge.
Last October I purchased a leasehold house in Ironbridge. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Ironbridge Conveyancing for Leasehold Flats - Sample of Questions you should consider before Purchasing
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On the whole the outlay for major works are not built into the service charges, although there some managing agents in Ironbridge require leasehold owners to pay into a reserve fund created for the specific purpose of establishing a fund for major works. Its a good idea to find out as much as possible regarding the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to every day matters like the upkeep of the common parts. Enquire of other people whether they are happy with them. Finally, investigate as to the dates that the service charges are due to the relevant party and specifically how they are spending that money.
I am purchasing a maisonette and cash is in place. I have provided solicitor with two separate proof of photo identification, bank statement, multiple utility bills. Now he needs a copy from a probate lawyer advising that the money is in place and that it has come from inheritance and not dealing E's in Ibiza.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Ironbridge conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.