Am I correct in assuming that the fact that my solicitor in Redfield is not identified on my bank's solicitor panel that there is a problem with the standard of his work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Redfield conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My conveyancer has discovered a a legal deficiency with the lease for the property we are purchasing in Redfield. The other side have offered title insurance as a solution. We are happy with insurance and will cover the costs. Our conveyancing practitioner has advised that he must be satisfied that the lender is content with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
It is 10 years ago since I acquired my home in Redfield. Conveyancing lawyers have recently been retained on the sale but I can't find my title deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be with the lender or they may stored with the conveyancers who acted in your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Redfield involves registered property but in the rare situation where your home is unregistered it is more of a problem but is not insurmountable.
I used Wolstenholmes a few years past for my conveyancing in Redfield. Now, I need the files however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Redfield 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.
What is different about your site and other online quote calculators when it comes to conveyancing in Redfield?
At this site receive an accurate costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Redfield. As opposed to estate agents and many comparison sites we do not operate referral deals with solicitors. Some agents and online brokers 'recommend' the firm paying the most per referral, as opposed to the best value conveyancing in Redfield
I am on look out for some leasehold conveyancing in Redfield. Before diving in I require certainty as to the remaining lease term.
Assuming the lease is registered - and almost all are in Redfield - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Redfield Leasehold Conveyancing - A selection of Questions you should consider before buying
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You should want to discover as much as you can concerning the managing agents as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to day to day matters like the cleanliness of the communal areas. Don't be shy to ask other tenants if they are happy with them. In conclusion, investigate as to the dates that the service fees are due to the relevant party and precisely how they are spending that money. Does this lease have in excess of 82 years unexpired? How is the lease structured?