We see that you have a post code search directory identifying firms on the Barclays conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in St Anns?
We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St Anns.
Should our solicitor be making enquiries about flooding during the conveyancing in St Anns.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in St Anns. There are those who acquire a property in St Anns, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell 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 give advice on flood risk, but there are a number of searches that can be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in St Anns. The standard information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to find out if the property has suffered from flooding. If the property has been flooded in past which is not revealed by the seller, then a buyer may bring a legal claim for losses resulting from an inaccurate answer. The buyer’s solicitors should also commission an environmental report. This will reveal whether there is any known flood risk. If so, further inquiries should be initiated.
I have recentlybecome aware that Action Conveyancing have closed. They conducted my conveyancing in St Anns for a purchase of a leasehold flat 9 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest way to check if the premises is registered to you, 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 St Anns conveyancing specialists.
I am purchasing a new build house in St Anns benefiting from help to buy. The builders refused to budge the amount so I negotiated 6k of extras instead. The estate agent advised me not to tell my solicitor about the deal as it will impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. St Anns is where the house is located. Is there any guidance you can give?
Flying freeholds in St Anns are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside St Anns you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Anns may ascertain 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 simple is it to use your search facility to choose a conveyancing practitioner in St Anns on the authorised to act for my bank?
First choose a lender such as Accord Mortgages Ltd, Chelsea Building Society or Alliance & Leicester then specify your preferred area for instance St Anns. Conveyancing organisations in St Anns and nationally will then be shown.