It is is a decade since I bought my home in Yardley. Conveyancing lawyers have now been appointed on the sale but I can't track down the deeds. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your lender or they could be in the possession of the conveyancers who handled the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Almost all conveyancing in Yardley relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
A friend advised me that in purchasing a property in Yardley there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are a number of properties in Yardley which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Yardley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
How can we tell if a Yardley conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Yardley obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your conveyancing.
After months of negotiation I have agreed a price on an apartment in Yardley. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £200. Shortly after, the conveyancer contacted me to say that they were not on the HSBC 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 HSBC 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.
I need some fast conveyancing in Yardley as I am faced with pressure to complete in less than one month. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?
As you are not taking a mortgage you have the choice not to do searches although no solicitor would suggest that you don't. Drawing on our experience of conveyancing in Yardley the following are examples of issues that can arise and therefore impact the marketability of the property: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
About to purchase a new build flat in Yardley. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Yardley
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I am thinking of appointing a conveyancing solicitor in Yardley for my home move. Can I see a firm’s complaints history with the legal regulator?
Anyone may see published Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.
I'm selling a flat in Yardley. I can find my conveyancer's company on the CLC list, but I can't locate my lawyer's name as listed on the regulator's website. Should I be concerned?
Not all staff in the law firm must be listed by the regulator. As long there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be undertaken by unqualified staff.