Please explain the implications if my lawyer’s firm is suspended from the RBS Solicitor panel ahead of completing my conveyancing in Harbury?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
What is the difference between a licensed conveyancer and conveyancing solicitor in Harbury
There are many registered licenced Conveyancers in Harbury and Solicitor practices in Harbury to choose from We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. Both can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I happen to be the sole beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Harbury. Conveyancing formalities meant that the Land Registry date was in January. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the house in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Most banks would take a sensible view as this clause is primarily there to identify subsales or the flipping of properties.
We are getting the release of further funds on our mortgage from Co-operative as we wish to carry out improvements to our house in Harbury. Do we need to appoint a high street Harbury solicitor on the Co-operative conveyancing panel to handle the legals?
Co-operative do not ordinarily require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative list.
Should our solicitor be raising questions about flooding during the conveyancing in Harbury.
Flooding is a growing risk for lawyers dealing with homes in Harbury. Plenty of people will acquire a house in Harbury, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, however there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Harbury. The standard property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a purchaser could bring a claim for damages as a result of such an inaccurate response. The buyer’s lawyers should also carry out an environmental search. This should reveal if there is a recorded flood risk. If so, further investigations should be carried out.
I have recentlybecome aware that Wolstenholmes have closed. They carried out my conveyancing in Harbury for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest method to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Harbury conveyancing specialists.
I was advised by a number of estate agents in Harbury to find a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to promote your site over and above a competitor’s?
We refuse to offer any financial incentive for directing people to this site. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Am I better off to use a Harbury conveyancing practitioner in close proximity to the house I am purchasing? We have a good friend who can conduct the legal work but they are based approximately 350kilometers away.
The benefit of a high street Harbury conveyancing practice is that you can attend the office to execute paperwork, hand in your ID and apply pressure on them if necessary. Having local Harbury know how is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and in the main were content that must surpass using an unknown Harbury conveyancing solicitor just because they are Harbury based.