What happens if my solicitor is suspended from the UBS Solicitor panel ahead of completing my conveyancing in Hope?
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 for a fee.
Have just purchased a probate house at auction in Hope. Conveyancing is needed. What happens now?
Given that you have now exchanged you now have to appoint a conveyancing solicitor quickly as you are faced with a fast approaching a drop dead date to complete the property. An auction property will ordinarily have a corresponding auction pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should pass this on to the conveyancer instructed by you ASAP. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.
I am being advised by my conveyancer that absentee landlord insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Hope?
The right level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such policies.
After much negotiation I have agreed a price on an apartment in Hope. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. Shortly after, the solicitor contacted me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who did the conveyancing in Hope 5 years ago are no longer around. What are my options?
In today’s world there are duplicates made of almost everything, and your conveyancer will be aware precisely where to look for all the relevant paperwork so you may buy or dispose of your house without a hitch. If copies are not available, your conveyancer may be able to arrange cover in the form of insurance or indemnities against possible claims on the property.
I am in need of some leasehold conveyancing in Hope. Before I set the wheels in motion I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and almost all are in Hope - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Hope Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing
-
The best form of lease structure is if the freehold title is in the ownership of the leaseholders. In this situation the lessees have control and although a managing agent is often retained where it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Is the freehold reversion owned jointly by the tenants? Can you tell me if there are any major works on the horizon that will likely add a premium to the service fees?
I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Hope which is to be marketed. The property is unregistered at HMLR and I'm advised that some purchasers will insist that it is in place before they will move forward. What's the mechanism for this?
In the circumstances that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.