Am I correct in assuming that the fact that my conveyancer in Yate is not listed on my lender's conveyancing panel that there is a problem with the standard of his work?
That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible 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 top 5 reasons are as follows: (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. Where you are concerned you should simply call the Yate conveyancing firm and enquire why they are no longer on the approved list for your lender.
Should our solicitor be raising questions about flooding during the conveyancing in Yate.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Yate. Some people will buy a house in Yate, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, however there are a numerous checks that may be carried out by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Yate. The standard property information forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to determine whether the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the seller, then a purchaser could commence a compensation claim stemming from an misleading reply. The purchaser’s lawyers will also conduct an environmental report. This will higlight if there is any known flood risk. If so, more detailed inquiries should be conducted.
The deeds to my house are lost. The lawyers who dealt with the conveyancing in Yate 10 years ago are no longer around. What do I do?
Nowadays there are duplicates made of almost everything, and your conveyancer will be aware exactly where to find all the relevant paperwork so you can buy or dispose of your property without any difficulty. If duplicates can’t be found, your conveyancer may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on the property.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Yate is where the house is located. Can you shed any light on this issue?
Flying freeholds in Yate are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Yate you must be sure that your lawyer goes 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 Yate may determine 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.
Given that I am about to spend 450k on a house in Yate I would like to talk to a solicitor about myhouse move prior to instructing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your conveyancing in Yate.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Yate should be the amount on the final invoice that you end up paying.
We're novice buyers - had an offer accepted, but the agent advised that the owners will only proceed if we use the agent's preferred lawyers as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Yate
We suspect that the owner is unaware of this requirement. If they want ‘a quick sale', turning down a motivated buyer is counter productive. Avoid the agents and go straight to the owners and explain that (a)you are genuine purchasers (b)you are ready to progress, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you are going to instruct your preferred Yate conveyancing firm - not the ones that will give their estate agent a introducer fee or hit his conveyancing thresholds demanded by HQ.