Souldinstructing a Sully conveyancing firm make the ownership transfer easier?

Generally conveyancing practitioners in your location will have excellent alliances with your local authority, which can assist with your Sully conveyancing searches that your solicitor will need to carry out. It can only help if they have good relationships with the Local Land Registry Office your area Sully, other property lawyers in the area and Sully property agents.

The Sully conveyancing lawyers that I appointed last week on my purchase in Sully have suddenly closed. I chose them because I had to have a solicitor on the Coventry BS conveyancing panel and my preferred Sully lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What are my options?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

I have paid off my mortgage with Lloyds. I assume I don't need a Sully solicitor on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

I recently had an offer agreed on a house in Sully. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. A few days later, the conveyancer called me to say that they were not on the Leeds Building Society 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 Leeds Building Society 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.

Planning on purchasing a flat in Sully. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Sully conveyancing practitioner is on the Aldermore conveyancing panel.

I am purchasing a new build house in Sully with the aid of help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not inform my lawyer about the deal as it would put at risk my loan with Leeds Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am looking at a couple of flats in Sully which have about forty five years left on the leases. Do I need to be concerned?

There are plenty of short leases in Sully. The lease is a legal document that entitles you to use the property for a period of time. As a lease shortens the marketability of the lease reduces and results in it becoming more expensive to acquire a lease extension. For this reason it is advisable to increase the term of the lease. It is often difficulties arise selling premises with a short lease as mortgage companies may be reluctant to lend money on such properties. Lease enfranchisement can be a difficult process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this arena.

I bought a studio flat in Sully, conveyancing having been completed June 1995. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Sully with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2102

With 77 years remaining on your lease the likely cost is going to range between £7,600 and £8,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.