It has come to my attention via my broker that my Danbury the law firm I have appointed is not on the lender Solicitor panel. What can I do to check?
The best course of action for you to take is to call your Danbury lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
We wanted to use a conveyancing solicitor in Danbury for our house move. Our broker informed us that our bank Chelsea Building Society won't deal with them. Why is this not regarded as unfair competition?
Mortgage Companies ordinarily imposes restrictions either the type or the amount of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few banks have decided to limit the number of solicitor practices they use to represent them. Be aware that Chelsea Building Society have no responsibility for the quality of advice provided by any member of Chelsea Building Society Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels since 2008 even though there remains differing opinions about the extent of solicitor engagement in some of that fraud. Data from the Land Registry indicate that thousands of law firms, including some in or near Danbury only perform a couple conveyances per annum.
Should our lawyer be making enquiries regarding flooding as part of the conveyancing in Danbury.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Danbury. There are those who acquire a property in Danbury, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out 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 purchaser or by their lawyers which will figure out the risks in Danbury. The conventional set of completed inquiry forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to discover whether the property has ever been flooded. If the residence has been flooded in past and is not disclosed by the owner, then a purchaser could bring a compensation claim resulting from an misleading response. The purchaser’s lawyers may also carry out an enviro report. This will indicate whether there is a recorded flood risk. If so, more detailed inquiries should be carried out.
I have recentlybecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Danbury for a purchase of a freehold house 12 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest method to check if the premises is registered to you, 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 Danbury conveyancing specialists.
Is it possible to transfer to a new conveyancer as I have to choose one who is on the Nottingham Building Society conveyancing panel. I had appointed a family conveyancing solicitor in Danbury round the corner but he is not accepted by Nottingham Building Society
We will our best to assist in finding you a conveyancing solicitor in Danbury on the Nottingham Building Society panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Danbury. In making use of search facility on this site, you can scrutinise charges for conveyancing solicitors in Danbury and beyond.
I have just appointed agents to market my garden flat in Danbury. Conveyancing lawyers have not yet been instructed, but I have recently had a half-yearly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual given that all rents and service payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Danbury Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing
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How much is the ground rent and service charge? This question is helpful as a) areas could cause problems in the building as the communal areas may start to deteriorate if maintenance are not paid for b) if the tenants have a dispute with the running of the building you will want to have complete disclosure You should want to find out as much as you can regarding the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are often at the mercy of the managing agents both financially and when it comes to every day matters such as the cleanliness of the communal areas. Don't be afraid to ask prospective neighbours whether they are happy with their service. On a final note, investigate as to the dates that you are obliged pay the service charge to the relevant party and specifically how they are spending the funds.