Am I correct in assuming that the fact that my conveyancer in Swanage is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Swanage conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My partner and I have just purchased a house in Swanage. We have since encountered a number of problems with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been conducted for conveyancing in Swanage?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Swanage. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller answers a questionnaire referred to as a Seller’s Property Information Form. If the information proves to be misleading, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Swanage.
I used Arc property Solicitors several years ago for my conveyancing in Swanage. Now, I need my files but the law firm has closed. What do I do?
You should call 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 Swanage 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.
Given that I will soon part with £400,000 on 3 bedroom house in Swanage I would like to talk to a conveyancer about myconveyancing prior to giving the go ahead to the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your property ownership legalities in Swanage.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The practices that we put you in touch with believe that the figure you are quoted for residential conveyancing in Swanage should be the figure that you are charged.
I am thinking of appointing a conveyancing solicitor in Swanage for my house move. Is there any facility to check a solicitor's record with the legal regulator?
One can find published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training requirements.
Can you offer any advice when it comes to appointing a Swanage conveyancing practice to deal with our lease extension?
When appointing a conveyancer for lease extension works (regardless if they are a Swanage conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Swanage conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
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What volume of lease extensions have they carried out in Swanage in the last twenty four months?
I invested in buying a garden flat in Swanage, conveyancing was carried out 8 years ago. How much will my lease extension cost? Equivalent properties in Swanage with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2091
With just 65 years remaining on your lease we estimate the price of your lease extension to span between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.