Please explain the implications if my solicitor is suspended from the Co-operative Solicitor panel ahead of completing my conveyancing in Swindon?
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.
I am buying a property and the solicitor has raised the issue of Chancel Repair for which the house could be obligated to pay because it falls into the area of such a church. She has suggested insurance. Is this really required for conveyancing in Swindon
Unless a prior purchase of the house completed after 12 October 2013 you may take it that lawyers delivering conveyancing in Swindon to remain encouraging a chancel search and or insurance against a claim.
I used Wolstenholmes a few years ago for my conveyancing in Swindon. I now require my file however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 Swindon of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the guidance of my in-laws I had a survey completed on a house in Swindon ahead of retaining solicitors. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders will not issue a loan on such a home.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Swindon. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the will of my father I am disposing of a house in Neath but I am based in Swindon. My conveyancer (based 300 miles from mehas requested that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Swindon to attest and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Swindon based
What advice can you give us when it comes to finding a Swindon conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Swindon conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with several firms including non Swindon conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
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How experienced is the firm with lease extension legislation? If the firm is not ALEP accredited then why not?
Swindon Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing
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Are any of leasehold owners in arrears of their service charge liability? How much is the ground rent and service charge? The prefered form of lease structure is a share of the freehold. In this arrangement the lessees have being in charge if their destiny and notwithstanding that a managing agent is frequently employed if the building is larger than a house conversion, the managing agent is directed by the tenants.