My IFA has requested my Pratt's Bottom solicitor’s panel member for the Santander conveyancing panel. Can you suggest how I discover this. I have e-mailed my local Pratt's Bottom branch but they don't know it.
You are best placed to get this information from your Pratt's Bottom conveyancing practitioner . They should have a central record lender panel numbers.
My husband and I are getting closer to an exchange on a property in Pratt's Bottom and my mum and dad have sent the exchange deposit to my property lawyer. I am now told that as the deposit has not come from me my lawyer needs to disclose this to my lender. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The conveyancing practitioner is obliged to check with the bank to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.
It is is a decade since I purchased my house in Pratt's Bottom. Conveyancing solicitors have just been retained on the sale but I can't track down my deeds. Is this a major issue?
Don’t worry too much. Firstly there is a possibility that the deeds will be with your mortgage company or they may be archived with the lawyers who handled your purchase. Secondly in most cases the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Pratt's Bottom relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
Will my conveyancer be making enquiries about flooding as part of the conveyancing in Pratt's Bottom.
The risk of flooding is if increasing concern for lawyers dealing with homes in Pratt's Bottom. There are those who acquire a property in Pratt's Bottom, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, however there are a numerous searches that may be undertaken by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Pratt's Bottom. The standard information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to find out whether the premises has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the owner, then a buyer could commence a compensation claim as a result of such an inaccurate answer. The buyer’s lawyers will also carry out an environmental search. This should indicate if there is a recorded flood risk. If so, further inquiries will need to be made.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Pratt's Bottom is where the house is located. What do you suggest?
Flying freeholds in Pratt's Bottom are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pratt's Bottom you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pratt's Bottom 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.
To what extent are Pratt's Bottom conveyancing solicitors duty bound by the Law Society to issue clear conveyancing figures?
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 charges 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 to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Pratt's Bottom or across England and Wales.