Our Fleetwood conveyancer has identified a discrepancy when comparing the assumptions in the valuation survey and what is in the title deeds. My lawyer informs me that he is obliged to ensure that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s approach appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
What is the difference between a licensed conveyancer and conveyancing solicitor in Fleetwood
There are two types of lawyers who can perform conveyancing in Fleetwood namely CLC regulated conveyancers or solicitors. The two can handle conveyancing services that required to complete the sale or purchase of property. Both are required to perform Fleetwood conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally conducted and that the necessary procedures should be correctly attended to.
This question may be naive but I am new to the process as a 1st time buyer of a garden flat in Fleetwood. Do I collect the keys to the property on completion from my solicitor? If so, I will find a local conveyancing solicitor in Fleetwood?
On the day of completion you do not need to go to the conveyancers office in Fleetwood. Your solicitors will electronically transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you will be able to collect the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Fleetwood lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Should our lawyer be making enquiries regarding flooding during the conveyancing in Fleetwood.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Fleetwood. There are those who buy a house in Fleetwood, fully aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a various searches that can be initiated by the buyer or by their solicitors which can give them a better understanding of the risks in Fleetwood. The conventional set of property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to find out if the premises has ever been flooded. In the event that the premises has been flooded in past which is not disclosed by the vendor, then a purchaser may bring a compensation claim as a result of such an inaccurate answer. The purchaser’s conveyancers will also conduct an enviro report. This will reveal whether there is a recorded flood risk. If so, further investigations should be carried out.
I used Stirling Law a few years ago for my conveyancing in Fleetwood. Now, I need the documents however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Fleetwood of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am downsizing from my home. My previous solicitors has retired. I am in need of a recommendation of a conveyancing firm. I happen to live in Fleetwood if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in Fleetwood. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I'm buying a bungalow in Fleetwood. I have found my conveyancer's company on the CLC list, but I can't find my conveyancer's name as listed on the regulator's website. Should I be concerned?
Not every individual in the practice must be listed by the regulator. As long there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unqualified staff.