Can you clarify what the consequences are if my solicitor is suspended from the Barclays Solicitor panel ahead of completing my conveyancing in Cromer?
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 at a cost.
The deeds to my home can not be found. The lawyers who handled the conveyancing in Cromer 10 years ago have long since closed. What are my next steps?
Assuming the title is registered the information relating to your proprietorship will be recorded by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, locate your house and get current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
Over the last few months I have been searching for a flat up to £235,500 and found one round the corner in Cromer I like with open areas and station in the vicinity, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Cromer for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage the remaining unexpired lease term may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
Is it simple use your search facility to select a conveyancing lawyer in Cromer on the panel for my lender?
Step one is to select a lender such as Nationwide Building Society, Chelsea Building Society or Godiva Mortgages Ltd then choose your location for instance Cromer. Conveyancing organisations in Cromer and nationally should be identified.
My husband and I are first time buyers - agreed a price, but the property agent told us that the vendor will only proceed if we use the agent's preferred conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Cromer
We suspect that the seller is not behind this request. Should the vendor require ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)however you will continue to use your own,trusted Cromer conveyancing lawyers - rather thanthe ones that will earn their negotiator at the agency a kickback or achieve conveyancing targets demanded by HQ.