I require conveyancing for a flat in a relatively new development (6 years built) in Countesthorpe. Almost all the properties have already been sold. Do I need carry out the neighbourhood searches for my conveyancing in Countesthorpe?
You are taking a significant risk in refusing to carrying out Countesthorpe conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in no uncertain terms that you have them. If timings and driving down costs are top of your issues you should discuss with your solicitor about the options such as contingency insurance available to you
Will our solicitor be raising enquiries regarding flooding as part of the conveyancing in Countesthorpe.
Flooding is a growing risk for conveyancers dealing with homes in Countesthorpe. Plenty of people will buy a property in Countesthorpe, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a various searches that can be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Countesthorpe. The standard property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to find out whether the premises has suffered from flooding. If the property has been flooded in past which is not revealed by the seller, then a purchaser could commence a compensation claim stemming from an incorrect response. A buyer’s conveyancers should also order an environmental search. This should indicate if there is a recorded flood risk. If so, additional inquiries will need to be carried out.
I used Action Conveyancing a few years ago for my conveyancing in Countesthorpe. Now, I need my files however the law firm is no longer operating. 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 Countesthorpe 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.
I am buying a new build house in Countesthorpe with the aid of help to buy. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not inform my lawyer about this extras as it could jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
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 17 days into a residential purchase having been referred to a firm by the local agent to execute conveyancing in Countesthorpe. I am am extremely disappointed with the quality of service. Could you help me find new solicitors?
They would need to be really bad to suggest diss instructing them. Has your mortgage offer been generated? If so you need to inform them of the new contact details and have the mortgage documents are re-sent. Your new conveyancer needs to be on the lenders panel to avoid escalating expenses and frustration. So that should be your first question of the new conveyancers. Our find a solicitor tool can assist you in finding a bank approved solicitor for your home move in Countesthorpe
My lawyers in Countesthorpe have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.