What happens if my lawyer’s firm is suspended from the Aldermore Solicitor panel ahead of completing my conveyancing in East Bedfont?
The first thing to point out is that, this is a very rare occurrence. 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 at a cost.
Do I need to take out insurance to address the risk of chancel repairs when acquiring a house in East Bedfont?
Unless a previous purchase of the house took place after 12 October 2013 you could take it that lawyers conducting conveyancing in East Bedfont to remain recommending a chancel search and or insurance against a claim.
I used Action Conveyancing a few years past for my conveyancing in East Bedfont. Now, I need the files however cannot find the solicitor. What do I do?
You should call 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 East Bedfont of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Just had an offer accepted on a new build flat in East Bedfont. 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.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in East Bedfont
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. East Bedfont is the location of the property. What do you suggest?
Flying freeholds in East Bedfont are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside East Bedfont you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in East Bedfont may decide 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 property.
My husband and I are new to the buying process - had an offer accepted, yet the agent advised that the vendor will only move forward if we use their recommended conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor who is familiar with conveyancing in East Bedfont
We suspect that the seller is not behind this ultimatum. Should the vendor desire ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are serious purchasers (b)you are ready to progress, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you will continue to instruct your preferred East Bedfont conveyancing solicitors - as opposed tothose that will provide the negotiator at the agency a kickback or meet his conveyancing targets pre-set by corporate headquarters.