The Bampton conveyancing lawyers that just started acting on my purchase in Bampton have suddenly shut down. They were on acting for me because I needed a lawyer on the Kent Reliance conveyancing panel and my previous Bampton lawyer was not. I paid them £170 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Kent Reliance conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
It has been five months since my purchase conveyancing in Bampton took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
The estate agent has sent us the confirmation of our purchase of a new build flat in Bampton. Conveyancing is daunting 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 legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bampton
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Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
Should I be wary about estate agents that I am dealing with are encouraging me to use a web based conveyancing firm rather than a High Street Bampton conveyancing practice?
As with lots of professional services, often recommendations from connections can be worth their weight in gold. Nevertheless there are lots of people with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may suggest solicitors to retain. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying financial incentive behind the endorsement. You have the right to appoint your own conveyancer. However, bear in mind that some mortgage providers specify a panel list of conveyancers you must use for the lender related work in your house move.
I need to retain a conveyancing solicitor for purchase conveyancing in Bampton. I happened to land on a web site which looks to be the ideal answer If it is possible to get all the legals done via phone that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Why do I have to provide my property lawyer with a list of items of identification before I can commence with my conveyancing in Bampton?
Bampton lawyers are obliged by the Law Society, Solicitors Regulation Authority, HMLR and current AML legislation to certify that the have verified the identity of their clients. It is also sometimes a requirement of your mortgage offer. In addition they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, national insurance number and date of birth.