We are buying a property in Rutland. It might be a silly question but how we can trust a solicitor? On completion day we will need to deposit our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My fiancee and I are in the process of looking at apartments in Rutland and I am about to put in an offer. Should I already have a property lawyer appointed at this point? I intend to finance via a home loan with Kent Reliance.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are obtaining a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.
The formalities of my remortgage has taken place for my property in Rutland. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who conducted the conveyancing in Rutland 4 years ago no longer exist. What are my next steps?
In today’s world there are duplicates made of almost everything, and your solicitor should know precisely where to find all the relevant paperwork so you can buy or dispose of your property without any difficulty. If copies can’t be located, your conveyancer may be able to put in place insurance or indemnities protecting you against possible claims on your premises.
Do I need to be suspicious about third parties that I am dealing with are suggesting an online conveyancing firm as opposed to a local Rutland conveyancing firm?
As with many professional services, often recommendations from family and friends can be worth their weight in gold. Nevertheless there are lots of people with a vested interest in a conveyancing matter; estate agents, financial adviser and mortgage companies might all put forward lawyers to use. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the recommendation. You are free to choose your own lawyer. Don't forget that some lenders operate an approved list of solicitors you are obliged to use for the mortgage aspect of your transaction.
I am thinking of appointing a conveyancing solicitor in Rutland for my remortgage. Is there any facility to see a solicitor's record with the profession’s regulator?
You may search for published Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.
I am tempted by the attractive purchase price for a couple of apartments in Rutland which have in the region of 50 years remaining on the leases. Should I regard a short lease as a deal breaker?
A lease is a legal document that entitles you to use the property for a prescribed time frame. As the lease gets shorter the marketability of the lease deteriorates and results in it becoming more costly to extend the lease. This is why it is often a good idea to extend the lease term. Sometimes it is difficult to sell a property with a short lease because mortgage lenders may be reluctant to lend money on properties of this type. Lease enfranchisement can be a difficult process. We recommend you get professional help from a solicitor and surveyor with experience in this field.
I inherited a ground floor flat in Rutland, conveyancing having been completed in 2003. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Rutland with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2088
With just 62 years left to run the likely cost is going to be between £17,100 and £19,800 as well as costs.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.
My brother-in-law has suggested I instruct a conveyancing solicitor in Rutland. I need to find out if they are listed on the lender's approved list of lawyers. Could you assist?
It’s a good idea phone the lawyer to check if they are on the lender's panel. Alternatively please call us and we can investigate and revert. Should the firm not be on the lender panel we can certainly arrange a reputable conveyancing solicitor in Rutland on the panel for your mortgage company.