My wife and I have recently appointed a conveyancing solicitor in Strood. I I am struggling to find out whether they are on the The Royal Bank of Scotland approved list of lawyers. Could you advise?
The first thing you should do is e-mail the lawyer and enquire whether they can act for the lender. Otherwise you should get in touch with The Royal Bank of Scotland who may be able to assist.
What is the difference between a licensed conveyancer and conveyancing solicitor in Strood
There are many recorded licenced Conveyancers in Strood and Solicitor partnerships in Strood offering conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. They may both also handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Strood conveyancer on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Strood solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Strood surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should our conveyancer be raising questions regarding flooding as part of the conveyancing in Strood.
The risk of flooding is if increasing concern for solicitors dealing with homes in Strood. There are those who purchase a property in Strood, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, however there are a number of searches that may be carried out by the purchaser or by their lawyers which will figure out the risks in Strood. The standard property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the vendor to determine whether the property has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a buyer could commence a legal claim for losses stemming from an incorrect reply. A buyer’s conveyancers should also conduct an environmental search. This will indicate if there is a recorded flood risk. If so, additional inquiries will need to be made.
I used Wolstenholmes a few years past for my conveyancing in Strood. I now require my file but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Strood of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Strood is where the house is located. Can you shed any light on this issue?
Flying freeholds in Strood are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Strood you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Strood 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.
How difficult is it to change solicitor as I have to find a firm on the Leeds Building Society conveyancing list. I instructed a high street conveyancing solicitor in Strood five minutes from me but he is not accepted by Leeds Building Society
We will our best to assist in finding you a conveyancing solicitor in Strood on the Leeds Building Society panel. Please note that the conveyancers that we list do not pay us fee if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Strood. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Strood.