My wife and I are due to exchange on the purchase of a property in Crowborough but as a result of damage from a small fire at the property I have was able negotiate compensation from the current proprietors of £2k by way of a deduction in the price. This was going to be addressed as part of the conveyancing process but Lloyds are not allowing this. Why were they informed?
Any conveyancer being on a Lloyds approved list is obliged to advise Lloyds of any variations to the sale price. If you prohibit your solicitor to notify the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new solicitor for your conveyancing in Crowborough.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would prefer to use a specialised conveyancing solicitor in Crowborough?
You should check but the chances are that give you one of their panel solicitors should you accept the "fee-free" deal. Call the lender and explore if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Crowborough.
Will our lawyer be raising questions regarding flooding as part of the conveyancing in Crowborough.
The risk of flooding is if increasing concern for lawyers dealing with homes in Crowborough. There are those who purchase a house in Crowborough, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, but there are a numerous searches that can be undertaken by the buyer or by their conveyancers which should figure out the risks in Crowborough. The conventional set of property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to find out whether the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the seller, then a purchaser could commence a legal claim for losses stemming from an misleading response. A buyer’s solicitors may also commission an enviro search. This should indicate if there is any known flood risk. If so, more detailed investigations should be made.
I have a 4 bedroom Georgian property in Crowborough. Conveyancing lawyer acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Crowborough and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who carried out the work.
I was pointed in your direction by a few property agents in Crowborough to select a property lawyer using your seach tool. Is there a financial upside for Estate Agents to recommend your site over alternative conveyancing organisations?
We refuse to make any referral fee for directing people our way. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Are you able to clarify what my options are where my Crowborough conveyancing searches reveals adverse results?
On the whole, the majority of issues exposed in Crowborough conveyancing search responses can be dealt with prior to completion or indemnity insurance could possibly be put on cover. You need to remember that regardless of the fact that you intend on acquiring the property and may be willing to live with the search results, your mortgage lender may not, and ultimately have the final decision.