Is the fact that my solicitor in Wroxham is not identified on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Should you be concerned you should simply call the Wroxham conveyancing practice and ask them why they are no longer on the approved list for your lender.
Our god-son is about to exchange on a new build apartment in Wroxham with a mortgage from UBS. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the UBS conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
At what point will exchange of contracts happen for residential conveyancing in Wroxham and do I need to attend the lawyers office?
If you are in close proximity to our conveyancing solicitors in Wroxham you are welcome to come in to sign contracts. However, the law practices we work with supply countrywide coverage for conveyancing and give just as detailed and professional a job for you when communicating with you digitally. The signing of the sale agreement is not the critical part. A signed contract is necessary for the solicitor to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Wroxham)to be in the office available at the end of the phone to exchange contracts.
Will my conveyancer be raising enquiries regarding flooding as part of the conveyancing in Wroxham.
The risk of flooding is if increasing concern for lawyers dealing with homes in Wroxham. Plenty of people will buy a property in Wroxham, completely aware 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 get a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or by their solicitors which will figure out the risks in Wroxham. The conventional set of property information forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to discover whether the premises has suffered from flooding. If the residence has been flooded in past and is not revealed by the seller, then a buyer could bring a claim for damages as a result of such an incorrect answer. A buyer’s conveyancers should also conduct an environmental report. This will indicate whether there is a recorded flood risk. If so, further inquiries will need to be carried out.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, chain free conveyancing. Wroxham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Wroxham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wroxham 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 Wroxham 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 residence.
Our conveyancing solicitor in Wroxham has requested from me proof of ID documents stating that this forms part of his legal duty as a conveyancer on the mortgage company Conveyancing panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Wroxham