Can you help? My Carmel solicitor is informing me me that she is duty bound toapply for Carmel conveyancing searches becausethe firm are on the Nat Westsolicitor panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Carmel conveyancing searches.
I used Stirling Law several years ago for my conveyancing in Carmel. I now require my papers however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Carmel of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a ground for flat up to £305k and identified one near me in Carmel I like with a park and station in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in Carmel in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
My cousin has suggested that I use his conveyancers in Carmel. Should I use them?
No doubt the best way to select a conveyancing solicitor is to have guidance from friends or relatives who have experience in using the conveyancer you're considering.
My father purchased his flat in Carmel 9 years ago. He has since got married, divorced and has recently married again. He will be selling the flat in a couple of months. I believe he will simply be asked to supply copies of his marriage certificates to the conveyancer however he is worried it could delay the conveyancing. Is it worth updating the Land Registry documents for the property?
You are not required to update the title for the property on the basis that you have the evidence required to demonstrate how the change of name has come about.
The buyer’s conveyancing practitioner will check the registered entries and need evidence to establish the name change e.g. marriage certificates.