Is the fact that my solicitor in Alvaston is not listed on my lender's solicitor panel that there is a problem with the standard of his work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Alvaston conveyancing practice and ask them why they are no longer on the approved list for your bank.
What will a local search tell me regarding the house we're buying in Alvaston?
Alvaston conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search plays an important role in most Alvaston conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search will provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I used Stirling Law a few years past for my conveyancing in Alvaston. I now require my file 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 Alvaston 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.
How does conveyancing in Alvaston differ for newly converted properties?
Most buyers of new build or newly converted property in Alvaston come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because builders in Alvaston typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Alvaston or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Alvaston is where the house is located. What do you suggest?
Flying freeholds in Alvaston are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Alvaston you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Alvaston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My cousin has suggested that I use his lawyers for conveyancing in Alvaston. Should I use them?
There are no two ways about it the ideal way to find a conveyancing practitioner is to have recommendations from friends or relatives who have actually used the firm you're contemplating using.