Having been referred to your organisation we were going to appoint conveyancing solicitor in Seven Kings listed using your search tool but stumbled across some other costs illustrations via the web look cheaper – why is this?
You can find many firms of solicitors offering what appear to be cut price. We would encourage you to think long and hard about how much you respect your own move to you are willing to be penny wise pound foolish with regard to the standard of the legal work. Many of them accentuate a cheap quote as a headline but bury supplemental charges in the fine print..
I am due to exchange buying a house in Seven Kings but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the seller in the sum of six thousand pounds by way of a reduction in the price. This was going to be addressed as part of amending the contract but Kent Reliance will not agree to this. Why were they approached?
Any solicitor that is on a Kent Reliance approved list is obliged to disclose to Kent Reliance of any amendments to the purchase price. If you were to refuse your conveyancer to disclose the price change to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new property lawyer for your conveyancing in Seven Kings.
It is is a decade since I bought my house in Seven Kings. Conveyancing solicitors have just been retained on the sale but I am unable to locate my title deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your mortgage company or they could still be with the solicitor who oversaw your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Seven Kings relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
Should my lawyer be raising enquiries regarding flooding as part of the conveyancing in Seven Kings.
Flooding is a growing risk for lawyers conducting conveyancing in Seven Kings. There are those who buy a property in Seven Kings, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, but there are a various searches that can be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Seven Kings. The standard information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the owner to discover if the premises has ever been flooded. If flooding has previously occurred and is not notified by the seller, then a purchaser may commence a claim for damages stemming from an inaccurate reply. A purchaser’s lawyers should also order an enviro search. This will higlight whether there is a recorded flood risk. If so, additional investigations will need to be conducted.
I am looking for a conveyancing lawyer in Seven Kings for my home move. Is it possible to review a solicitor's complaints history with the profession’s regulator?
One may read published Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.
A licensed conveyancer acted on my conveyancing in Seven Kings half a dozen years past having archived my registration documents but has now closed – What can I do to retreive them?
Deeds, as such, no longer exist as the majority of homes in Seven Kings are archived electronically at Land Registry. If you need to establish evidence of proprietorship or are selling or re-mortgaging your property lawyer should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.