Do banks and building societies provide you with an approved list of Leconfield conveyancing solicitors? How do you know who is on the Kent Reliance conveyancing panel?
Leconfield conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
The Leconfield conveyancing solicitors that I appointed last week on my purchase in Leconfield have without warning shut down. I chose them because I needed a lawyer on the Skipton conveyancing panel and my preferred Leconfield lawyer was not. I paid them money in advance. What do I do now?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Skipton conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Will my solicitor be asking questions regarding flooding during the conveyancing in Leconfield.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Leconfield. Plenty of people will buy a property in Leconfield, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a number of checks that may be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Leconfield. The standard information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to find out if the property has ever been flooded. If flooding has previously occurred and is not revealed by the seller, then a purchaser may commence a legal claim for losses as a result of such an incorrect answer. The buyer’s lawyers should also carry out an enviro search. This should disclose if there is any known flood risk. If so, additional inquiries should be carried out.
Due to the advice of my in-laws I had a survey completed on a property in Leconfield before retaining solicitors. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some lenders will not grant a mortgage on such a house.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Leconfield. Conveyancing will be smoother if you use a solicitor in Leconfield especially if they regularly deal with such properties in Leconfield.
Should I be wary about 3rd parties that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a local Leconfield conveyancing firm?
As with lots of service providers, often recommendations from relatives can be extremely useful or valuable. Nevertheless there are many players in a conveyancing deal; estate agents, mortgage brokers and banks might all suggest solicitors to choose. On occasion these solicitors might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You are at liberty to choose your preferred lawyer. Don't forget that many lenders specify a panel list of conveyancers you must use for the mortgage aspect of your conveyancing.
In my capacity as executor for the estate of my grandfather I am disposing of a residence in Cardiff but reside in Leconfield. My conveyancer (based 260 miles awayneeds me to sign a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in Leconfield who can witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Leconfield