What happens if my lawyer’s firm is removed from the Santander Solicitor panel ahead of completing my conveyancing in Redditch?
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.
I'm the single beneficiary of my late father’s estate with all property in now in my sole name, including the house in Redditch. Conveyancing formalities meant that the Land Registry date was in May. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the house in May. Do I have to wait 6 months to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How practical a view mortgage companies take of it, depend on the mortgage company as this requirement is primarily there to identify subsales or the flipping of properties.
Last month we had a mortgage agreed in principle with Clydesdale. Redditch conveyancing solicitors are selected. How long does it take for Clydesdale to send the offer to the property lawyer?
There is no definitive answer here. Have Clydesdale completed the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Redditch conveyancing practitioner on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I have recentlyfound out that Arc property Solicitors have been shut down. They conducted my conveyancing in Redditch for a purchase of a leasehold flat 18 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The easiest way to see if the property is registered to you, 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 Redditch conveyancing specialists.
I have been sourcing a conveyancing lawyer in Redditch for my home move. Can I review a firm’s complaints history with the legal regulator?
Members of the public may read presented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. For records about the period before 1 January 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. For non-uk callers, use +44 (0)121 329 6800. The SRA could monitor call for training reasons.
I’m about to sell my garden apartment in Redditch. Conveyancing lawyers have not yet been instructed, but I have just had a half-yearly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as normal as all rents and maintenance payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the registered owner of a studio flat in Redditch, conveyancing having been completed in 1996. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Redditch with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2082
You have 56 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
I have been advised by various friends to expect 6-8 weeks for Redditch conveyancing to complete.This was a month ago. The paperwork was only received to my solicitor last week so now does it countdown?
Six to eight weeks is a very unreliable timescale. Addressing accurately how long Redditch conveyancing will take is virtually impossible. Without fail every conveyance has it’s own unique set of complexities. As a result your property lawyer will find it difficult to give representations as to the length of time it will take to conclude your conveyancing in Redditch.