Am I correct in assuming that the fact that my solicitor in Cottingham is not listed on my bank's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. If you are concerned you should simply call the Cottingham conveyancing practice and enquire why they are no longer on the approved list for your lender.
Finally the sale completed on my house in Cottingham last April yet the purchaser is texting daily complaining that her solicitor is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?
After completion of your disposal your conveyancer should send the transfer deeds and all additional paperwork to the purchaser's solicitors. Where appropriate, your solicitor should also send confirmation that the mortgage has been discharged to the purchasers lawyers. There is unlikely to be post completion tasks specific conveyancing in Cottingham.
Will my solicitor be making enquiries about flooding as part of the conveyancing in Cottingham.
Flooding is a growing risk for lawyers conducting conveyancing in Cottingham. Some people will purchase a house in Cottingham, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get 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 purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a various checks that may be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Cottingham. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to discover whether the premises has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the vendor, then a purchaser could commence a compensation claim stemming from an misleading answer. The purchaser’s lawyers will also order an environmental search. This will disclose if there is any known flood risk. If so, more detailed inquiries will need to be initiated.
I have todayfound out that Stirling Law have closed. They carried out my conveyancing in Cottingham for a purchase of a leasehold flat 18 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cottingham conveyancing specialists.
Is it best to appoint a Cottingham conveyancing lawyer in close proximity to the house I am purchasing? An old friend can conduct the legal work however they are based 300miles drive away.
The benefit of a high street Cottingham conveyancing practice is that you can drop in to sign paperwork, deliver your ID and pester them where appropriate. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were happy that must trump using an unfamiliar Cottingham conveyancing lawyer just because they are Cottingham based.
I am in need of some leasehold conveyancing in Cottingham. Before diving in I would like to find out the remaining lease term.
If the lease is registered - and 99.9% are in Cottingham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Cottingham Conveyancing for Leasehold Flats - Sample of Queries before buying
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Does this lease have in excess of 85 years remaining? How is the lease structured? Is anyone aware of any major works in the near future that will likely add a premium to the maintenance charges?