Can you clarify what the consequences are if my solicitor is suspended from the Co-operative Conveyancing panel ahead of completing my conveyancing in Urmston?
First, 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.
My partner and I have arranged the release of further funds on our home loan from Yorkshire BS as we wish to conduct a loft conversion to our house in Urmston. Are we obliged to appoint a high street Urmston solicitor on the Yorkshire BS conveyancing panel to handle the paperwork?
Yorkshire BS don't usually appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.
I recently had an offer accepted on an apartment in Urmston. My financial adviser pressured me to appoint their lawyer. I paid an advanced payment of £200. A few days later, the property lawyer contacted me to say that they were not on the Virgin Money 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 Virgin Money 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.
My offer on a property in Urmston has been agreed to, but there is a chain. The owners have put an offer on a property, however it’s not been accepted yet, and are looking at other properties booked. I have selected a local conveyancing solicitor in Urmston. What should be my next step? At what stage should I apply for the mortgage with Coventry BS?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then valuation, Urmston conveyancing search costs, etc). First, you should check that your property lawyer is on the Coventry BS approved list. As to the next phase this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. In a buoyant market the majority of home buyers would apply for a home loan with Coventry BS and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to proceed with searches.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one round the corner in Urmston I like with a park and railway links nearby, the downside is that it only has 61 remaining years left on the lease. There is not much else in Urmston in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage that many years will be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
In what way can the Landlord & Tenant Act 1954 impact my business offices in Urmston and how can your lawyers assist?
The particular law that you refer to affords a safeguard to commercial lessees, giving them the dueness to apply to court for a new lease and remain in occupation at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Urmston
I have been sourcing a conveyancing solicitor in Urmston for my house move. Is there any facility to review a firm’s complaints history with the legal regulator?
One can review presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator could recorded call for training requirements.
Do I stop my mortgage payments with Leeds Building Society as soon as a completion date for my home sale in Urmston has been agreed?
You would be well advised to keep paying any mortgage payments to Leeds Building Society pending the mortgage being discharged from the proceeds of sale as part of your Urmston conveyancing.