It has come to my attention via my broker that my Machen the law firm I have appointed is not on the lender Solicitor panel. What can I do to be sure that this is correct?
You need to contact your Machen lawyer directly. You lawyer should inform you what has happened. If they are not on the panel they may recommend you to a Machen conveyancing firm that is on the conveyancing panel for your lender.
Due to move into my new home in Machen next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the lender expect the insurance to cover?
Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These requirements are not limited to conveyancing in Machen.
Please explain the implications if my solicitor is expelled from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Machen?
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 for a fee.
Despite weeks of looking the Title Certificate and documents to our property are lost. The solicitors who dealt with the conveyancing in Machen 10 years ago no longer exist. What are my next steps?
In today’s world there are copies made of almost everything, and your solicitor should know precisely where to look for all the suitable paperwork so you can purchase or dispose of your house without any difficulty. Where copies can’t be located, your solicitor can put in place insurance or indemnities against future claims on your property.
I am downsizing from my property. My previous solicitors have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Machen if that makes things easier.
Do use our search tool to help you find a solicitor for your conveyancing in Machen. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
I am employed by a reputable estate agency in Machen where we see a few leasehold sales put at risk as a result of short leases. I have received conflicting advice from local Machen conveyancing solicitors. Could you confirm whether the vendor of a flat can commence the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is 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.
Machen Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing
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Are any of leasehold owners in dispute over their service charge payments? Does the lease have more than 90 years unexpired?