Please explain the implications if my lawyer’s firm is removed from the Clydesdale Conveyancing panel ahead of completing my conveyancing in Rufford?
The first thing to point out is that, 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 for a fee.
I have been told that property searches are the primary reason for delay in Rufford house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Rufford.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who conducted the conveyancing in Rufford 5 years ago are no longer around. What are my options?
As long as you have a registered title the information relating to your proprietorship will be evidenced by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, identify your house and secure up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Rufford is where the house is located. Can you offer any guidance?
Flying freeholds in Rufford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rufford you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rufford may determine 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 residence.
I am using a search engine for the phrase cheap conveyancing in Rufford it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the suitable solicitor for purchase transaction?
The ideal method of choosing the right conveyancer is via personal referral, so ask friends and those you trust who have purchased a property in Rufford or a reputable estate agent or financial adviser. Costs for conveyancing in Rufford vary, so it's sensible to request at least three fee calculations from different companies. Dont forget to clarify what costs in the quote includes.
Much to my surprise my lawyer in Rufford is asking me for personal identification documents asserting that this is part of his obligations as a conveyancer on the mortgage company Solicitor panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not unique to conveyancing in Rufford