Is the fact that my conveyancer in Market Deeping is not listed on my lender's conveyancing panel that there is a problem with the standard of the firm’s work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Market Deeping conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Our grandson is purchasing a new build apartment in Market Deeping with a home loan from TSB. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the TSB conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the TSB conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
It is a dozen years since I acquired my home in Market Deeping. Conveyancing lawyers have now been instructed on the sale but I am unable to track down my title documents. Is this a major issue?
You need not be too concerned. First the deeds may be kept by the lender or they could be in the possession of the lawyers who acted in the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Market Deeping involves registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
Should our lawyer be asking questions concerning flooding as part of the conveyancing in Market Deeping.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Market Deeping. There are those who acquire a property in Market Deeping, completely expectant 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 get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, however there are a numerous checks that may be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Market Deeping. The standard completed inquiry forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to discover if the premises has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a buyer could issue a claim for damages stemming from an misleading response. The purchaser’s lawyers will also commission an environmental report. This will reveal if there is a recorded flood risk. If so, additional investigations will need to be initiated.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Market Deeping. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Market Deeping
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
My cousin has suggested that I instruct his conveyancing solicitors in Market Deeping. Should I use them?
There are no two ways about it the ideal way to find a conveyancing practitioner is to get guidance from friends or family who have actually previously instructed the solicitor that you are contemplating using.