I have given 8 weeks notice to my current landlord and must vacate my rented property in Danbury by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in six weeks as I wish to avoid having to find temporary accommodation?
Generally one should not give notice on a rental until exchange of contracts has taken place. If you have not already done so, update to your conveyancer and request that they seek the assistance the other lawyers, try to get a realistic time scale from them that all parties will work to achieve
After reading consumer advice sites for a recommended lawyer in Danbury, many advise that I should look for a CQS kitemarked solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing procedures via the scheme protocol the standard covers many partnerships who perform conveyancing in Danbury.
Should our lawyer be asking questions about flooding during the conveyancing in Danbury.
Flooding is a growing risk for solicitors dealing with homes in Danbury. Some people will buy a house in Danbury, completely aware 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, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, but there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Danbury. The standard information supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to determine whether the premises has historically flooded. If flooding has previously occurred and is not revealed by the vendor, then a purchaser could bring a claim for damages as a result of such an misleading reply. The buyer’s solicitors should also carry out an environmental report. This should disclose whether there is a recorded flood risk. If so, further investigations should be initiated.
I used Arc property Solicitors several years past for my conveyancing in Danbury. Now, I need my documents however the law firm has closed. What do I do?
You should 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 Danbury of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Danbury is the location of the property. Is there any advice you can give?
Flying freeholds in Danbury are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Danbury you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Danbury 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.
How easy is it to change a solicitor as I need to find a Danbury based firm who is on the bank conveyancing panel. How simple is it to change conveyancer?
In the event that you have not formally instructed a conveyancer to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Danbury that you're thinking of instructing.