Can you clarify what the consequences are if my lawyer’s firm is removed from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in Ironbridge?
First, this is very unlikely to happen. 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 for a fee.
My wife and I own a terraced Victorian house in Ironbridge. Conveyancing practitioner represented me and TSB. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ironbridge and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing lawyer who completed the work.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Ironbridge is where the house is located. What do you suggest?
Flying freeholds in Ironbridge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ironbridge you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ironbridge 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.
Is it possible to transfer to a new conveyancer as I need to find one who is on the Accord Mortgages Ltd conveyancing list. I had appointed a local conveyancing solicitor in Ironbridge five minutes from me but she is not accepted by Accord Mortgages Ltd
It would be our pleasure to help you select a conveyancing solicitor in Ironbridge on the Accord Mortgages Ltd panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Ironbridge. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Ironbridge.
I've recently bought a leasehold house in Ironbridge. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Ironbridge Leasehold Conveyancing - Sample of Queries Prior to buying
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The answer will be important as a) areas could cause problems for the block as the common areas may start to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the managing agents you will wish to know about it Who manages the block? Generally speaking the outlay for major works tend not to be included within maintenance charges, although a few managing agents in Ironbridge require leaseholders to pay into a sinking fund created for the specific purpose of establishing a fund for larger repairs or maintenance.
I am purchasing a house and cash is in place. My lawyer has been given with 2 separate evidence of photo identification, bank statement, endless utility bills. Now he wants a copy from a probate lawyer stating that the money is legitimate and that it has come from inheritance and not dealing E's in Ibiza.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Ironbridge conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.