Can you clarify what the consequences are if my solicitor is removed from the RBS Conveyancing panel ahead of completing my conveyancing in Bracebridge Heath?

The first thing to point out is that, 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 Bracebridge Heath differ for new build properties?

Most buyers of new build property in Bracebridge Heath come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Bracebridge Heath usually acquire 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 conveyancers 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 Bracebridge Heath or who has acted in the same development.

I have been sourcing a conveyancing practitioner in Bracebridge Heath for my remortgage. Is it possible to see a solicitor's record with the profession’s regulator?

You can find presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.

I today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Bracebridge Heath. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Bracebridge Heath ?

The majority of houses in Bracebridge Heath are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Bracebridge Heath in which case you should be looking for a Bracebridge Heath conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your conveyancer will report to you on the legal implications.

Bracebridge Heath Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

How is the lease structured? Most Bracebridge Heath leasehold properties will incur a service bill for maintenance of the building set on behalf of the freeholder. Should you purchase the flat you will have to pay this charge, normally quarterly accross the year. This could be anything from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal areas. There will also be a ground rent to be met yearly, this is usually not a large figure, say around £50-£100 but you should to check it because occasionally it could be many hundreds of pounds. How many years are left on the lease?

I am due to consider costs for conveyancing in Bracebridge Heath from numerous conveyancer and decide on one. Should I ask them to hold tight until I have found somewhere to acquire.

We suggest that you wait to ask your solicitor to open a file and order searches after the sales memorandum has been sent by the selling agent especially as Bracebridge Heath conveyancing searches are a couple of hundred pounds.