Can you clarify what the consequences are if my lawyer’s firm is suspended from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Stoke Park?

First, 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.

My wife and I are purchasing a apartment in Stoke Park. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to put money into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am due to move property in January. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you put forward a removal company in Stoke Park. Conveyancing lawyer was organised before I stumbled across your website.

On the afternoon of completion you will need to collect the house keys from the estate agent but this can only take place when the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently you can tell the removal men that they can start moving you in. We are not in a position to recommend a specific removal company but can help you choose a conveyancing in Stoke Park or a firm that specialises in conveyancing in Stoke Park.

I have paid off my mortgage with TSB. I assume I don't need a Stoke Park conveyancer on the TSB panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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:

1. but are not moving to another property
2. where TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

I have been told that property searches are the primary cause of delay in Stoke Park conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Stoke Park.

I own a leasehold house in Stoke Park. Conveyancing and The Mortgage Works mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Stoke Park who previously acted has long since retired. Do I pay?

The first thing you should do is make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Stoke Park conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Stoke Park - A selection of Queries before buying

How much is the ground rent and service charge? You should be aware that where the lease has less than 80 years it will impact the value of the apartment. Check with your lender that they are content with residual term of the lease. A short lease means that you will probably have to extend the lease at some point and you need to have some idea of what this would cost. Remember, in most cases you will need to own the premises for two years in order to be legally able to exercise a lease extension. How many years remain on the lease?

Whilst your website is a good idea there are many lawyers listed near Stoke Park being on the lender conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our lender?

We are not in the business of recommending one firm above another as the right Stoke Park conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Stoke Park knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..