Can you clarify what the consequences are if my solicitor is suspended from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Bedworth?

First, this is very unlikely to happen. 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.

I require expedited conveyancing in Bedworth as I am under pressure to exchange contracts in less than one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are are a mortgage free buyer you have the choice not to have searches carried out although no solicitor would advise that you don't. With lots of history conveyancing in Bedworth the following are instances of what can show up and therefore affect market value: Enforcement Actions, Outstanding Fees, Overdue Grants, Railway Schemes,...

I used Arc property Solicitors several years ago for my conveyancing in Bedworth. I now require my papers however the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Bedworth 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.

My wife and I purchased a leasehold house in Bedworth. Conveyancing and Godiva Mortgages Ltd mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Bedworth who previously acted has now retired. Do I pay?

The first thing you should do is make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Bedworth conveyancing lawyer to do this as it can be done on-line for less than a fiver. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a ground floor flat in Bedworth, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Bedworth with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease terminates on 21st October 2085

You have 60 years remaining on your lease the likely cost is going to span between £20,000 and £23,000 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

What are the specific benefits to choosing a local conveyancer in Bedworth

Plenty of house movers in Bedworth choose a local conveyancer so that they can visit if they have problems, and to collect paperwork rather taking the chance in relying on the post.

There is a marginal benefit when opting for a conveyancer local to a property you are buying, due to the knowledge of the region and potential local issues - yet this is moot. Many conveyancers are now online and could be anywhere in the world.