I am selling my flat in Martock. Will my lawyer need to be required to be on the UBS conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the UBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
Is it the case that all Martock solicitors on the Leeds Building Society conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be regulated by the SRA. The majority of banks do allow licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
How can we know in advance if a Martock conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Martock obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your conveyancing.
I recently had an offer agreed on an apartment in Martock. My financial adviser suggested a property lawyer. I paid an on account payment of £150. A couple of days later, the solicitor contacted me embarrassingly acknowledging that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have todaybeen informed that Action Conveyancing have been shut down. They carried out my conveyancing in Martock for a purchase of a leasehold flat 10 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest method to check if the premises 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 Martock conveyancing specialists.
I am thinking of appointing a conveyancing practitioner in Martock for my home move. Is there any facility to check a solicitor's record with the profession’s regulator?
You can review documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may monitor call for training reasons.
Having had my offer accepted I require leasehold conveyancing in Martock. Before I get started I want to be sure as to the unexpired term of the lease.
Assuming the lease is registered - and 99.9% are in Martock - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a leasehold flat in Martock, conveyancing was carried out February 2004. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Martock with a long lease are worth £222,000. The ground rent is £50 levied per year. The lease ends on 21st October 2096
With 71 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
At what point do I pay stamp duty due for my purchase in Martock?
Most property lawyers tend to complete a Land Transaction Return Form on your behalf as part of your Martock purchase transaction for signature. After completion your conveyancer will submit the STL Return Form to the Inland Revenue and - assuming they have the money - settle any Stamp Duty payable on your behalf.