My fiance and I are hoping to acquire a house in Llanbedr and have instructed a Llanbedr conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Birmingham Midshires have this morning contacted us to inform me that they have now hit a problem as our Llanbedr lawyer is not on their approved list of lawyers. Please explain?
Where you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Llanbedr solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
I am intent on selling our house in Llanbedr and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a factory type conveyancing firm rather than a conveyancing solicitor in Llanbedr. Having lived in Llanbedr for three years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I am looking for a ground for flat up to £245,000 and identified one round the corner in Llanbedr I like with amenity areas and railway links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Llanbedr suitable, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
What does commercial conveyancing in Llanbedr cover?
Llanbedr conveyancing for business premises covers a wide array of guidance, supplied by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I have been sourcing a conveyancing lawyer in Llanbedr for my house move. Is it possible to review a solicitor's record with the profession’s regulator?
You can search for published Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA may recorded call for training requirements.
At long last our conveyancing in Llanbedr is completing next Friday, but the couple I am purchasing from has asked to move out 24 hours later at at 2pm. Can I accept this?
You can't complete on a Saturday because the bank systems are not operational.