Me and my partner are buying an apartment in Empingham. My Solicitor is not on the bank approved panel. Am I still permitted to appoint my Empingham conveyancing solicitor notwithstanding that they are excluded from the bank approved list?
Your options include
- Carry on with your existing Empingham solicitor but your bank will undoubtedly use a conveyancing practitioner from their approved list. The net result is additional fees together with probable delay.
- Get a fresh conveyancing practitioner to act in the purchase, obviously checking they are on the lender conveyancing panel.
- Convince your lawyer to attempt to join the bank panel
My brother and I have lately bought a house in Empingham. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been ordered as part of conveyancing in Empingham?
The query is vague as to the nature of the problems and if they are relate to conveyancing in Empingham. Conveyancing searches and due diligence initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire referred to as a SPIF. If the information provided is incorrect, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Empingham.
I am planning on selling our house in Empingham and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Empingham lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using an internet conveyancing outfit as opposed to a conveyancing solicitor in Empingham. We have lived in Empingham for many years we know of no issue. Should we contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm already. Are they able to advise? You should 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 life insurance to cover that same sickness)
I completed on my house on 2 July and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Empingham expressed confidence that it would be dealt with inside ten days. Are transfers in Empingham uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Empingham registration formalities. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. At present approximately three quarters of submission are fully dealt with in less than three weeks but occasionally there can be protracted hold-ups. Registration is effected after the new owner is living at the premises so an expedited registration is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Empingham differ for newly converted properties?
Most buyers of new build property in Empingham contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is finished. This is because house builders in Empingham usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Empingham or who has acted in the same development.
To what extent are Empingham conveyancing solicitors duty bound by the Law Society to supply transparent conveyancing costs?
Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Empingham or beyond.