It has come to my attention via my mortgage broker that my Cottenham lawyer is not on the lender Conveyancing panel. How can I be certain whether this is indeed the case?
The first thing you need to do is to contact your Cottenham conveyancer. You lawyer should inform you of the situation. If they are not on the panel they may be able to suggest a Cottenham conveyancing firm that is on the conveyancing panel for your bank.
Are the Cottenham conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?
Cottenham conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
I am in the process of mortgaging my house in Cottenham, does my lawyer need to be on the RBS Conveyancing panel?
In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Should our solicitor be making enquiries concerning flooding during the conveyancing in Cottenham.
Flooding is a growing risk for lawyers conducting conveyancing in Cottenham. Some people will buy a property in Cottenham, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a various searches that may be carried out by the buyer or by their lawyers which should figure out the risks in Cottenham. The conventional set of property information forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to discover if the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a buyer may commence a claim for damages stemming from an incorrect response. A purchaser’s lawyers should also conduct an enviro report. This will higlight whether there is a recorded flood risk. If so, further inquiries should be conducted.
My wife and I have a terraced Victorian property in Cottenham. Conveyancing practitioner acted for me and The Mortgage Works. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cottenham and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing lawyer who conducted the purchase.
I am using a search engine for the phrase on line conveyancing in Cottenham it shows results of many conveyancerslocally. With so much choice what is the best way to find the suitable solicitor for purchase transaction?
The best way of seeking a suitable conveyancer is via personal testimonial, so seek the guidance of friends and those you trust who have purchased a property in Cottenham or the reputable estate agent or financial adviser. Fees for conveyancing in Cottenham differ, so it's a good idea to request at least four costs illustrations from varying types of companies. Be sure to seek confirmation that the costs are assured not to rise.