Is the fact that my solicitor in Yate is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly 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 top 5 reasons are as follows: (1) lack of transactions (2) the lawyer 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 my solicitor be making enquiries about flooding during the conveyancing in Yate.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Yate. Some people will purchase a house in Yate, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, but there are a number of searches that can be carried out by the buyer or by their lawyers which can figure out the risks in Yate. The standard completed inquiry forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to determine if the premises has suffered from flooding. If the residence has been flooded in past and is not disclosed by the vendor, then a buyer could issue a claim for damages resulting from an inaccurate response. The buyer’s conveyancers may also conduct an enviro search. This should higlight if there is any known flood risk. If so, further inquiries will need to be conducted.
four months have elapsed following my purchase conveyancing in Yate concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey completed on a house in Yate prior to appointing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies may not grant a loan on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Yate. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Yate to see if the conveyancing costs will increase in light of this.
Hoping to buy a property located in Yate and I am already nervous. I couldn't find anything specific about Yate. Conveyancing will be needed in due course but do you know about the Yate area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Yate. In the meantime here are some basic statistics that we found
Been looking for a conveyancer for freehold sale conveyancing in Yate. I'm selling, uncomplicated no mortgage to pay off, no rush, no onward purchase. Had a quote from a property lawyer for a thousand pounds including VAT which is a little steep considering its so straightforward. Can I pay less for conveyancing in Yate?
Given that it’s a sale only, £450 + VAT is likely to be about the lowest for a Yate solicitor firm.