Can you clarify what the consequences are if my lawyer’s firm is removed from the TSB Conveyancing panel ahead of completing my conveyancing in Mancot?
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.
How does conveyancing in Mancot differ for newly converted properties?
Most buyers of new build residence in Mancot come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Mancot tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Mancot or who has acted in the same development.
I have been on the look out for a flat up to £195,000 and found one round the corner in Mancot I like with open areas and station nearby, the downside is that it only has 49 years on the lease. I can't really find anything else in Mancot in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
I have been pointed in your direction by a number of estate agents in Mancot to choose a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to recommend your lawyers rather than alternative conveyancing organisations?
We don’t make any financial incentive for sending work to this site. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
As co-executor for the will of my father I am disposing of a residence in Newport but I am based in Mancot. My lawyer (who is 235 miles awayneeds me to execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Mancot to witness this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Mancot based
To what extent are Mancot conveyancing solicitors under an obligation to the Law Society to supply clear conveyancing figures?
Contained within the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Mancot or beyond.