The West Moors conveyancing solicitors that I appointed last week on my purchase in West Moors have without warning shut down. They were on acting for me because I had to have a solicitor on the Aldermore conveyancing panel and my preferred West Moors lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
I am assisting my aunt sell her flat in West Moors. Will the solicitor arrange the energy assessment or it is for me to coordinate?
After the abolition of Home Information Packs, energy assessments was left as a required element of selling a house. An energy performance certificate needs to be to hand before the property is advertised. This is not a task that conveyancers normally organise. If you are using a West Moors conveyancing lawyer they may help arrange energy assessments given their relationships with reputable local providers
I have paid off my mortgage with Clydesdale. I assume I don't need a West Moors lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
About to purchase maisonette in West Moors. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the West Moors conveyancing practitioner is on the HSBC conveyancing panel.
What does a local search reveal regarding the property I am purchasing in West Moors?
West Moors conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for example Onsearch The local search plays an important role in many a West Moors conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I have been on the look out for a leasehold apartment up to £195,000 and identified one close by in West Moors I like with open areas and transport links nearby, however it's only got 49 remaining years left on the lease. There is not much else in West Moors suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a mortgage that many years may be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
I am 18 days into a freehold purchase having been recommend to solicitors by the local agent to execute conveyancing in West Moors. We are not happy. Could you help me find new solicitors?
They would have to be really bad in order to consider replacing them. Has the mortgage been issued? If so you need to make them aware of the replacement solicitor and ensure the offer are re-sent. The conveyancer should be on the mortgage company panel to avoid escalating charges and frustration. That should be your first question of the new lawyers. Our search tool can help you find a lender approved lawyer for your home move in West Moors
Is it the case that all West Moors solicitors on every bank conveyancing panel?
You can use our search tool or you can drop into your high street bank branch in West Moors. Chances are that they will know some good conveyancing solicitors in West Moors