I have given 8 weeks notice to my existing landlord and must leave my let out property in Raglan by 10/9/2024. Conveyancing on my purchase is underway. Is it possible to complete in 4 weeks as don't want to have to move into temporary accommodation?
The normal practice is not to serve notice for your letting unless exchange of contracts has taken place. If you have not previously done so, speak to your solicitor and request that they chase the sellers solicitors, try to get a realistic time scale from them that everyone will look to achieve
Finally the sale completed on my house in Raglan last June yet the purchaser is e-mailing every few hours complaining that his conveyancer needs to hear from mine. What should have happened now that I have sold?
After completion of your house sale your solicitor is duty bound to deliver the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. If applicable, your solicitor must also confirm that the mortgage has been discharged to the buyers solicitors. There are no post completion steps specific conveyancing in Raglan.
Can you clarify what the consequences are if my solicitor is suspended from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Raglan?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Should our conveyancer be raising enquiries about flooding as part of the conveyancing in Raglan.
The risk of flooding is if increasing concern for lawyers dealing with homes in Raglan. Some people will buy a house in Raglan, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a numerous searches that may be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Raglan. The standard completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to find out if the premises has ever been flooded. In the event that flooding has previously occurred and is not notified by the seller, then a buyer may commence a claim for damages resulting from an incorrect answer. A buyer’s conveyancers may also commission an environmental search. This will reveal whether there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.
We are a fortnight into a leasehold purchase having been directed to solicitors by the estate agent to execute conveyancing in Raglan. I am am starting to be frustrated with the quality of service. Could you help me find new conveyancers?
They would need to be very poor to suggest diss instructing them. Has your loan offer been generated? In the event that it has you must make them aware of the new contact details and ensure the offer are issued to the new lawyers. The conveyancer should be on the banks approved list to avoid added charges and frustration. So that should be your first question of the new conveyancers. The search tool can help you find a bank approved conveyancer for your home move in Raglan
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.