Will our lawyer be raising enquiries regarding flooding during the conveyancing in Wakefield.
Flooding is a growing risk for solicitors dealing with homes in Wakefield. There are those who acquire a house in Wakefield, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or by their solicitors which should figure out the risks in Wakefield. The conventional set of information given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to discover if the premises has suffered from flooding. If flooding has previously occurred which is not notified by the seller, then a purchaser could bring a claim for damages as a result of such an misleading answer. The purchaser’s solicitors will also order an enviro search. This will reveal if there is any known flood risk. If so, additional inquiries will need to be made.
I have recentlyfound out that Action Conveyancing have closed. They conducted my conveyancing in Wakefield for a purchase of a leasehold flat 12 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest method to see 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 Wakefield conveyancing specialists.
How does conveyancing in Wakefield differ for new build properties?
Most buyers of new build premises in Wakefield come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because builders in Wakefield typically acquire 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 Wakefield or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Wakefield prior to appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks tend not issue a mortgage on this type of premises.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wakefield. Conveyancing may be slightly more expensive based on your lender's requirements.
My partner has encouraged me to appoint his lawyers for conveyancing in Wakefield. Should I use them?
There are no two ways about it the ideal way to select a conveyancing lawyer is to have recommendations from friends or relatives who have experience in using the solicitor that you are are thinking of instructing.
Are Wakefield conveyancing solicitors duty bound by the Law Society to issue clear conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Wakefield or beyond.