Is the fact that my conveyancer in Moss Nook is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% 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. Should you be concerned you should simply call the Moss Nook conveyancing practice and enquire why they are no longer on the approved list for your lender.
It is is a decade since I purchased my home in Moss Nook. Conveyancing solicitors have just been appointed on the sale but I am unable to track down the title deeds. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be with your lender or they may be in the possession of the lawyers who handled the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Moss Nook involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
How does conveyancing in Moss Nook differ for newly converted properties?
Most buyers of new build premises in Moss Nook come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Moss Nook tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Moss Nook or who has acted in the same development.
I am thinking of appointing a conveyancing practitioner in Moss Nook for my home move. Is it possible to check a firm’s record with the legal regulator?
One can read published Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.
What are your top tips when it comes to finding a Moss Nook conveyancing practice to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Moss Nook conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Moss Nook conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:
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If the firm is not ALEP accredited then what is the reason? How experienced is the practice with lease extension legislation?
Leasehold Conveyancing in Moss Nook - Examples of Queries Prior to buying
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Does the lease contain onerous restrictions? Its a good idea to find out as much as you can regarding the company managing the building as they will affect your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to practical matters such as the tidiness of the common parts. Don't be afraid to ask other tenants if they are happy with them. In conclusion, investigate as to the dates that the service charges are due to the managing agents and precisely what it includes. What is the name of the managing agents?
The property lawyers conducting our conveyancing in Moss Nook has sent papers to review that indicate that the land is unregistered with epitome documents. Why is the property not registred at HMLR?
Although most properties in Moss Nook are now registered with HMLR there are still some that remain unregistered. Any property in Moss Nook that has been purchased since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Moss Nook property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Moss Nook conveyancing solicitors should be familiar with this type of conveyancing but where uncertainty exists the standard guidance nowadays seems to be for the current owners to register it first and then deal with the sale conveyance - this will have a knock on effect to result in a protracted conveyancing.