We see that you have a post code search directory listing firms on the Clydesdale conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Yate?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Yate.
My lawyer in Yate has never been on on the Virgin Money Approved Panel. Is it possible for me to continue with my prefered solicitor even though they are not on the Virgin Money list of approved lawyers?
The limited options available to you here include:
- Carry on with your preferred Yate lawyers but Virgin Money will need to instruct a lawyer on their panel. This will result in additional total legal charges and cause delays.
- Get an alternative solicitor to to deal with the conveyancing, not forgetting to check they are Virgin Money approved.
- Persuade your Virgin Money solicitor to seek to join the Virgin Money panel
Will my lawyer be making enquiries about flooding as part of the conveyancing in Yate.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Yate. Some people will purchase a house in Yate, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a number of searches that can be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Yate. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to determine whether the property has ever been flooded. If the premises has been flooded in past which is not revealed by the owner, then a purchaser may commence a legal claim for losses resulting from an misleading answer. The purchaser’s conveyancers may also conduct an enviro report. This should disclose if there is a recorded flood risk. If so, additional investigations will need to be initiated.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Yate is the location of the property. Can you shed any light on this issue?
Flying freeholds in Yate are unusual 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 thoroughly. Your mortgage company 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.
My partner has urged me to use his conveyancing solicitors in Yate. Should I use them?
There are no two ways about it it’s preferable to find a conveyancing solicitor is to get referrals from friends or family who have actually experience in using the conveyancer you're contemplating using.
I'm selling a bungalow in Yate. I can find my conveyancer's company on the Law Society's list, but I can't locate my lawyer's name on the list. Is this a big problem?
Not all staff in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unlicensed staff.