Please explain the implications if my lawyer’s firm is suspended from the Coventry BS Solicitor panel ahead of completing my conveyancing in Rugby?

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 at a cost.

five months have gone by since my purchase conveyancing in Rugby completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

My husband and I are four weeks into a residential purchase having been directed to conveyancers by the selling agent to carry out the conveyancing in Rugby. I am am starting to be frustrated with the level of service. Could you you assist me in finding new lawyers?

They would need to be really poor in order to consider replacing them. Has your mortgage offer been generated? If so you need to inform them of the replacement solicitor and ensure the loan are issued to the new lawyers. Your new conveyancer needs to be on the mortgage company approved list to avoid added fees and delays. That should be your first question of the new solicitors. Our find a solicitor tool will assist you in finding a lender approved lawyer for your conveyancing in Rugby

Having checked my lease I have discovered that there are only 62 years left on my lease in Rugby. I am keen to extend my lease but my freeholder is absent. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to prove that you have made all reasonable attempts to track down the lessor. For most situations an enquiry agent may be helpful to carry out a search and prepare a report to be used as evidence that the landlord can not be located. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s absence and the application to the County Court covering Rugby.

Leasehold Conveyancing in Rugby - A selection of Questions you should consider before Purchasing

The best form of lease structure is where the freehold interest is owned by the leaseholders. In this situation the tenants enjoy control and even though a managing agent is frequently employed if it is bigger than a house conversion, the managing agent is directed by the tenants. How many of the leaseholders are in arrears for their service charge payments? The answer will be helpful as a) areas could result in problems in the block as the common areas may start to deteriorate where services are not paid for b) if the leasehold owners have a dispute with the running of the building you will wish to know about it

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.