I hired a high street firm for our conveyancing in Rumney yesterday. Reviewing the Ts and Cs I seewe are responsible for fees even where the transaction does not complete. Should I go with them or choose a web based lawyer promoting no completion no cost conveyancing in Rumney?
Generally there is a concession along the lines that if "No Completion No Fee" is available then the conveyancing charges will generally be uplifted to offset those cases that do not go ahead. Do bear in mind that these schemes tend not to cover outlay for instance Rumney conveyancing search expenses.
Our god-son is about to exchange on a new build apartment in Rumney with a mortgage from Santander. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Santander conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Santander conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Will my solicitor be making enquiries regarding flooding during the conveyancing in Rumney.
Flooding is a growing risk for conveyancers carrying out conveyancing in Rumney. Plenty of people will acquire a property in Rumney, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken 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 checks that may be undertaken by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Rumney. The standard information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to determine whether the premises has ever been flooded. If flooding has previously occurred which is not disclosed by the owner, then a purchaser could commence a claim for damages as a result of such an misleading answer. A purchaser’s conveyancers should also commission an enviro search. This will higlight if there is any known flood risk. If so, further investigations will need to be conducted.
My wife and I have a semi-detached Edwardian house in Rumney. Conveyancing solicitor acted for me and Barclays . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rumney and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with your conveyancing solicitor who conducted the conveyancing.
My husband and I are first time buyers - agreed a price, yet the estate agent told us that the owners will only issue a contract if we appoint the agent's recommended conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Rumney
It is improbable the owners are behind this. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Rumney conveyancing lawyers - not the ones that will provide their negotiator at the agency a commission or achieve conveyancing targets pre-set by corporate headquarters.
Builders have put forward a solicitor and I've sought a quote from them. It's almost £400 cheaper than my own Rumney solicitor. Should I use them?
Housebuilders often have panels of lawyers who are quick and who know the developer’s contract and conveyancing practitioner. As many developers offer an incentive to select their approved solicitor for this reason, any increased charges can be avoided and a developer will not recommend a conveyancing factory and run the risk of having the conveyancing stall when they demand an exchange within a tight time frame. The argument for not agreeing to use the suggested property lawyer is that they may prove hesitant to fight for your interests for fear of alienating the sellers. Where you have concerns that this may be the situation you should keep with your high street Rumney lawyer.