Is the fact that my solicitor in Queenborough is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Queenborough conveyancing practice and enquire why they are no longer on the approved list for your bank.
My partner and I have recently purchased a house in Queenborough. We have noticed several issues with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been carried out for conveyancing in Queenborough?
The question is not clear as to the nature of the problems and if they are specific to conveyancing in Queenborough. Conveyancing searches and due diligence undertaken during the legal transfer of property are supposed to help avoid problems. As part of the process, a seller completes a document called a Seller’s Property Information Form. answers ends up being incorrect, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Queenborough.
What is the first thing I need to know concerning purchase conveyancing in Queenborough?
Not many law firms or advisers will tell you this but conveyancing in Queenborough or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of opportunity for conflict between you and others involved in the home moving process. For example, the seller, estate agent and on occasion the mortgage company. Selecting a solicitor for your conveyancing in Queenborough an important selection as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to look after your legal interests and to protect you.
Every so often a third party with a vested interest will attempt to persuade you that you should follow their advice. For instance, the selling agent may claim to be helping by suggesting your solicitor is wrong. Or your financial adviser may try to convince you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I am considering applying for a Skipton mortgage for purchase of a new build (under development) in Queenborough with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Skipton ?
There is nothing to stop you using your solicitor, but Skipton will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Will my lawyer be raising enquiries regarding flooding as part of the conveyancing in Queenborough.
Flooding is a growing risk for lawyers dealing with homes in Queenborough. There are those who acquire a property in Queenborough, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, but there are a various checks that may be initiated by the purchaser or by their solicitors which can give them a better understanding of the risks in Queenborough. The standard completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to determine if the property has suffered from flooding. If the property has been flooded in past which is not notified by the seller, then a buyer may commence a legal claim for losses as a result of such an inaccurate response. A purchaser’s conveyancers may also order an enviro search. This should indicate whether there is any known flood risk. If so, more detailed inquiries should be conducted.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Queenborough is the location of the property. Is there any guidance you can impart?
Flying freeholds in Queenborough are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Queenborough you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Queenborough may decide 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.