Why would I use a London conveyancing company given that online alternatives are less overpriced?
By all means make sure that you scrutinise conveyancing costs in London and you should seek a competitive fee calculation but don’t become consumed with searching for the lowest priced London conveyancer. Locating the right conveyancer can mark the distinction between a seamless and a frustrating house move. You need to ensure that you have expert guidance from a trusted solicitor. Emails can't be as helpful as a telephone conversation and can never replicate a one to one consultation. The firms that we work with will appoint you a qualified and top rated conveyancing solicitor that will tackle your conveyancing from from the outset to completion, providing a level of personalised service that you are unlikely to received from an web based conveyancer. He or She will keep you updated on headway making sure that you are ensuring that you are updated at regular intervals. Should it ever be necessary to contact the office you will be sure who to ask for and they will endeavour to make sure that you're not left wondering what's going on.
Do all mortgage companies provide you with an approved list of London conveyancing solicitors? How do you know who is on the RBS conveyancing panel?
London conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
Should our solicitor be making enquiries concerning flooding as part of the conveyancing in London.
The risk of flooding is if increasing concern for solicitors dealing with homes in London. Some people will acquire a property in London, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, but there are a numerous checks that can be carried out by the purchaser or by their solicitors which will figure out the risks in London. The standard completed inquiry forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to determine whether the property has historically flooded. If the residence has been flooded in past and is not disclosed by the owner, then a purchaser could issue a legal claim for losses resulting from an inaccurate reply. The buyer’s solicitors may also order an enviro report. This will higlight if there is any known flood risk. If so, more detailed inquiries should be made.
I have justbeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in London for a purchase of a freehold house 10 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The easiest way to see if the premises is in your name, 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 London conveyancing specialists.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. London is where the house is located. Can you shed any light on this issue?
Flying freeholds in London are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in London you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in London 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.
My husband and I are novice buyers - had an offer accepted, yet the property agent informed us that the seller will only issue a contract if we use their chosen lawyers as they need a ‘quick sale’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in London
We suspect that the seller is not behind this demand. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Speak to the owners direct and make sure they understand (a)you are serious buyers (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)however you are going to appoint your own,trusted London conveyancing lawyers - not the ones that will provide the negotiator at the agency a introducer fee or meet his conveyancing thresholds set by HQ.