Unfortunately I am unable to travel far from Launceston. What is the rationale as to why all Launceston lawyers are not on all bank panels?
Lenders highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The dismissal of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for lenders to review their conveyancing panels, which kicked off a major policy change in the sector. This resulted in banks and building societies purging a number of firms off their books of approved property lawyers .
Can I use your services to find a Conveyancing solicitor in Launceston even if I’m not buying or disposing of a house, for example where I want to buy a shop in Launceston with a mortgage from The Royal Bank of Scotland?
The service is predominantly used to select domestic conveyancing solicitors in Launceston but we have listed towards the bottom of this page a selection of Launceston commercial conveyancing firms. You should speak with the solicitors directly to check if they are also authorised to represent The Royal Bank of Scotland
Will our conveyancer be raising questions concerning flooding as part of the conveyancing in Launceston.
Flooding is a growing risk for lawyers carrying out conveyancing in Launceston. Some people will buy a house in Launceston, fully aware that at some time, it may suffer from flooding. 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 premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, however there are a number of searches that can be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Launceston. The standard property information forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to determine whether the property has historically flooded. In the event that the property has been flooded in past and is not revealed by the seller, then a buyer could issue a legal claim for losses stemming from an incorrect reply. The buyer’s conveyancers may also order an environmental search. This will disclose if there is a recorded flood risk. If so, additional inquiries will need to be initiated.
I purchased my house on 6 June and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Launceston said it will be recorded inside ten days. Are transfers in Launceston particularly slow to register?
As far as conveyancing in Launceston is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can differ according to the party submitting the application, whether there are errors and whether the Land registry have to notify any 3rd parties. Currently approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration is effected once the new owner has moved in to the premises thus an expedited registration is not always primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
Taking into account that I am about to part with hundreds of thousands of pounds on a house in Launceston I wish to have a conversation with the solicitor concerning thehouse move ahead of giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be doing your conveyancing in Launceston.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter number. The solicitors that we put you in touch with believe that the fees you are quoted for residential conveyancing in Launceston should be the amount on the final invoice that you end up paying.
How do I establish who owns a house in Launceston?
On the basis that the premises is registered with the Land Registry, and you have sufficient details of the address of the premises, you should be able to view details from the HM Land Registry of the recorded proprietor for a for less than a fiver.