Am I correct in assuming that the fact that my conveyancer in Leyburn is not on my bank's conveyancing panel that there is a problem with the quality of her work?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Leyburn conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My Solicitor in Leyburn has never been on on the Chelsea Building Society Solicitor Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the Chelsea Building Society approved list?
Your options are as follows:
- Complete the purchase with your preferred Leyburn lawyers but Chelsea Building Society will need to use a conveyancer on their panel. This will inevitably rack up the total legal charges and cause delays.
- Find an alternative solicitor to to deal with the conveyancing, not forgetting to check they are on the Chelsea Building Society panel
I used Action Conveyancing a few years ago for my conveyancing in Leyburn. Now, I need my files but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Leyburn 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 opted to have a survey carried out on a property in Leyburn in advance of instructing conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies tend refuse to issue a loan on such a home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Leyburn. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Leyburn to see if the conveyancing costs will increase in light of this.
Am I best advised to appoint a Leyburn conveyancing solicitor who is local to the property I am purchasing? We have a good friend who can conduct the legal formalities but his firm is located a couple of hundredkilometers away.
The benefit of a high street Leyburn conveyancing firm is that you can drop in to execute documents, present your ID and apply pressure on them where appropriate. Having local Leyburn know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were content that should outweigh using an unknown Leyburn conveyancing lawyer just because they are round the corner.
I am employed by a busy estate agent office in Leyburn where we have experienced a number of leasehold sales jeopardised due to short leases. I have received contradictory information from local Leyburn conveyancing firms. Please can you clarify whether the owner of a flat can start the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leyburn Leasehold Conveyancing - Sample of Queries before Purchasing
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It would be sensible to find out if there are any onerous restrictions in the lease. For example plenty of leases prohibit pets being permitted in in a block in Leyburn. If you like the propertyin Leyburn yet your cat can’t live with you then you will be presented with a difficult decision. Does the lease have onerous restrictions?