Do the conveyancing solicitors identified through your search tool carry out auction conveyancing in Craven Arms?
There are a number of niche solicitors we can connect you with those who can conduct auction conveyancing. Craven Arms is one of hundreds of locations in which our lawyers are based.
My home in Craven Arms is up for sale and I have a purchaser. Will my solicitor need to be required to be on the RBS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
Should our conveyancer be raising questions about flooding during the conveyancing in Craven Arms.
Flooding is a growing risk for conveyancers dealing with homes in Craven Arms. Plenty of people will acquire a house in Craven Arms, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or by their solicitors which should give them a better appreciation of the risks in Craven Arms. The standard property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to discover if the premises has ever been flooded. If the property has been flooded in past and is not revealed by the owner, then a purchaser may bring a claim for damages as a result of such an inaccurate answer. The purchaser’s solicitors should also order an environmental report. This will reveal whether there is any known flood risk. If so, more detailed inquiries should be initiated.
Just acquired a terraced house in Craven Arms , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Craven Arms conveyancing solicitor has been very slow, so I want to be sure that my purchase is recorded.
There is nothing unique about conveyancing in Craven Arms registration formalities. Rather than based on location, timeframes can vary depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any third persons or bodies. Currently in the region of 80% of submission are fully addressed in less than three weeks but some can be subject to longer delays. Historically registration is effected after the new owner has moved in to the property therefore 'speed' is not always primary concern yet where there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
My step-father has urged me to appoint his lawyers for conveyancing in Craven Arms. Should I use them?
No doubt the ideal way to choose a conveyancing solicitor is to get feedback from friends or relatives who have previously instructed the solicitor that you are considering.
My lawyers in Craven Arms have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender 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 mortgage company directly.