Please explain the implications if my solicitor is suspended from the Co-operative Solicitor panel ahead of completing my conveyancing in Ironbridge?
First, 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.
I am aiming to move house in September. Will my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you suggest a removal company in Ironbridge. Conveyancing lawyer was found prior to coming across your website.
On the day of completion you can pick up the keys from the property agent but this can only take place after the vendors solicitors inform the agent that they have the completion monies and the keys can be handed over. You should advise the removal company that they can start moving you in. We are not in a position to suggest a specific removal company but can help you choose a conveyancing in Ironbridge or a solicitor with expertise in conveyancing in Ironbridge.
I have a mortgage with Lloyds for my property in Ironbridge. Conveyancing was finalised a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
Your original mortgage agreement with Lloyds will provide that you need their approval prior to renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel firm.
I recently had an offer accepted on a house in Ironbridge. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the solicitor 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 used Action Conveyancing a few years ago for my conveyancing in Ironbridge. I now require my file however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Ironbridge 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.
I decided to have a survey carried out on a house in Ironbridge in advance of retaining conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some lenders may not give a mortgage on this type of premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ironbridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ironbridge to see if the conveyancing will be more expensive.
Taking into account that I will soon part with £400,000 on 3 bedroom house in Ironbridge I would like to talk to a conveyancer about myhome move in advance of giving the go ahead to the firm. Can this be arranged?
We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer who will be doing your property ownership legalities in Ironbridge.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Ironbridge should be the amount on the final invoice that you end up paying.
Do you have any top tips for leasehold conveyancing in Ironbridge with the intention of expediting the sale process?
- Much of the delay in leasehold conveyancing in Ironbridge can be bypassed where you instruct lawyers the minute you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ lawyers. Some Ironbridge leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have had conflict with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over as opposed to unsettled. If you have carried out any alterations to the residence would they have required Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Ironbridge state that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord approving such changes. If you fail to have the paperwork to hand do not contact the landlord without checking with your lawyer first.
Leasehold Conveyancing in Ironbridge - Sample of Queries Prior to buying
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Is the freehold reversion owned jointly by the leaseholders? How many years are left on the lease? How much is the ground rent and service charge?