Is the fact that my solicitor in Coombe is not listed on my bank's solicitor panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 Coombe conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Do the conveyancing solicitors that you recommend conduct auction conveyancing in Coombe?
We know of a number of niche practitioners we can connect you with those conducting auction conveyancing. Coombe is just one of the many locations where our lawyers cover.
Can I use your services to locate a Conveyancing solicitor in Coombe even where I’m not purchasing or selling a house, for example if I intend to buy a shop in Coombe with a loan from Leeds Building Society?
Our comparison service is mainly there to help choose residential conveyancing solicitors in Coombe but we have recorded towards the end of this page a selection of Coombe commercial conveyancing firms. You should make contact with the solicitors directly to establish if they can also act for Leeds Building Society
I used Stirling Law a few years ago for my conveyancing in Coombe. I now require my papers but 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 Coombe of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Planning to exchange soon on a basement flat in Coombe. Conveyancing lawyers inform me that they report fully tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Coombe should include some of the following:
You should know if the lease permits you to change or upgrade anything in the flat- you should know whether any restrictions applies to all alterations or limited to structural alteration, and whether consent is mandated necessary Your lawyers should enable you to have an understanding of the insurance provisions What the implications are if you are in breach of your lease terms? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Details of the parties to the lease, e.g. these could be the lessee, superior lessor, freeholder
My wife and I have hit a brick wall in trying to purchase the freehold in Coombe. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We are happy to put you in touch with a Coombe conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Coombe premises is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case was in relation to 4 flats. The unexpired residue of the current lease was 98 years.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.