I am acquiring a ground floor flat in Little Mill. My lawyer is not listed on the lender approved panel. Can I still use my Little Mill conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?
You have a couple of alternatives open to you here
- Complete the purchase with your existing Little Mill conveyancer but your bank will no doubt retain a conveyancer on their approved panel. This will result in additional fees and potential frustration.
- Choose a fresh property lawyer to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Convince your lawyer to seek to join the mortgage company panel
Can the conveyancing lawyers that you recommend perform right to buy conveyancing in Little Mill?
We do have plenty of conveyancing specialists carrying out right to buy transactions You should e-mail the lawyers listed to get a conveyancing quote.
In reviewing mumsnet.com for a conveyancing solicitor in Little Mill, many advise that I should look for a CQS accredited solicitor. What is CQS?
Little Mill Conveyancing Quality Scheme solicitors have obtained certification by the law Society CQS was established to promote high standards in the in the legal transfer of properties. CQS helps buyers and sellers to identify practices who provide a quality residential conveyancing. Little Mill is one of the many areas in England and Wales in which accredited firms are located. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Council of Mortgage Lenders.
Will our solicitor be asking questions concerning flooding during the conveyancing in Little Mill.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Little Mill. There are those who purchase a property in Little Mill, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, however there are a number of checks that may be undertaken by the buyer or by their lawyers which can figure out the risks in Little Mill. The conventional set of property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to determine if the property has ever been flooded. If the premises has been flooded in past which is not disclosed by the seller, then a purchaser may issue a legal claim for losses stemming from an inaccurate answer. A purchaser’s lawyers may also conduct an environmental report. This will reveal if there is a recorded flood risk. If so, additional inquiries will need to be conducted.
It has been 2 months following my purchase conveyancing in Little Mill took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Little Mill is the location of the property. Can you offer any opinion?
Flying freeholds in Little Mill are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Little Mill you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Little Mill may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.