Am I correct in assuming that the fact that my solicitor in Rye is not identified on my bank's solicitor panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 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 contact the Rye conveyancing practice and enquire why they are no longer on the approved list for your bank.
How up to date is your database of Rye solicitors on the Virgin Money conveyancing panel? Do Virgin Money send you an updated list?
Rye conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
I used Arc property Solicitors a few years past for my conveyancing in Rye. Now, I need the files however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rye of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Rye is the location of the property. Is there any guidance you can give?
Flying freeholds in Rye are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rye you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rye may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In what way can the Landlord & Tenant Act 1954 impact my business property in Rye and how can you help?
The 1954 Act provides security of tenure to commercial tenants, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Rye
What should I expect to pay for conveyancing in Rye?
The amount you are charged for conveyancing in Rye are likely to be calculated at:
- a fixed charge; or
- on a time spent basis (i.e. the time spent on the particular case).
These days very few Rye conveyancing firms invoice by the clock