Is the fact that my solicitor in Sawbridgeworth is not listed on my lender's solicitor panel that there is a problem with the standard of her work?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent 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) low volume 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. If you are concerned you should contact the Sawbridgeworth conveyancing practice and ask them why they are no longer on the approved list for your bank.
My wife and I have recently acquired a house in Sawbridgeworth. We have since encountered a number of problems with the property which we suspect were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been ordered as part of conveyancing in Sawbridgeworth?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Sawbridgeworth. Conveyancing searches and due diligence initiated as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner completes a document called a Seller’s Property Information Form. If the information ends up being inaccurate, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Sawbridgeworth.
We are downsizing from our house in Sawbridgeworth and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing practice rather than a conveyancing solicitor in Sawbridgeworth. Having lived in Sawbridgeworth for 4 years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I have recentlybecome aware that Wolstenholmes have been shut down. They conducted my conveyancing in Sawbridgeworth for a purchase of a freehold house 9 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The quickest method to see if the property is in your name, you can make 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 Sawbridgeworth conveyancing specialists.
How does conveyancing in Sawbridgeworth differ for newly converted properties?
Most buyers of new build or newly converted property in Sawbridgeworth approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because builders in Sawbridgeworth typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Sawbridgeworth or who has acted in the same development.
I have been recommended by a few selling agents in Sawbridgeworth to locate a solicitor using your seach tool. Is there a financial upside for Estate Agents to offer your lawyers ahead of another?
We refuse to offer any referral fee for sending work in our direction. We thought it would be too underhand to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.