My financial adviser has asked me for my Cookham lawyer’ panel member for the Santander conveyancing panel. What is the best way to find this out. I have e-mailed my local Cookham office but they have not got back to me yet.
Have you tried speaking to your Cookham conveyancer about this?. Most Cookham law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
The Cookham conveyancing solicitors that I appointed last week on my purchase in Cookham have suddenly closed. I chose them because I needed a solicitor on the Aldermore conveyancing panel and my previous Cookham lawyer was not. I paid them 275 plus VAT on account. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
I am downsizing from our house in Cookham and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local lawyer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing practice as opposed to a conveyancing solicitor in Cookham. Having lived in Cookham for three years we know of no issue. Should we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
It has been four months following my purchase conveyancing in Cookham completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. 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 property 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've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Cookham is the location of the property. Can you offer any opinion?
Flying freeholds in Cookham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cookham 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 Cookham may decide 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 premises.
Taking into account that I will soon spend over three hundred thousand on 3 bedroom house in Cookham I wish to talk to a lawyer concerning thehome move before instructing the firm. Is this something that you can arrange?
Absolutely - we would be pleased to talk to you we do not take any clients on without you liaising with the solicitor due to be conducting your conveyancing in Cookham.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Cookham should be the amount on the final invoice that you are charged.