Is the fact that my solicitor in Waddon is not identified on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable 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) lack of transactions (2) the lawyer 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 Waddon conveyancing firm and ask them why they are no longer on the approved list for your lender.
How up to date is your database of Waddon solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?
Waddon conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
My Conveyancer in Waddon has never been on on the Nationwide Building Society Solicitor Panel. Is it possible for me to use my family solicitor even though they are excluded from the Nationwide Building Society approved list?
The limited options available to you here include:
- Complete the purchase with your preferred Waddon lawyers but Nationwide Building Society will need to use a solicitor on their panel. This will result in additional overall legal charges and cause frustration.
- Find a new solicitor to to deal with the conveyancing, obviously checking they are Nationwide Building Society approved.
- Persuade your Nationwide Building Society solicitor to attempt to join the Nationwide Building Society panel
Will my solicitor be making enquiries concerning flooding as part of the conveyancing in Waddon.
Flooding is a growing risk for solicitors dealing with homes in Waddon. There are those who purchase a house in Waddon, 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 get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, however there are a number of searches that may be carried out by the buyer or by their lawyers which will figure out the risks in Waddon. The conventional set of property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to find out if the property has suffered from flooding. If the premises has been flooded in past and is not disclosed by the vendor, then a buyer may bring a compensation claim as a result of such an inaccurate response. The buyer’s conveyancers may also carry out an enviro report. This should reveal if there is a recorded flood risk. If so, further inquiries should be carried out.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Waddon is the location of the property. What do you suggest?
Flying freeholds in Waddon are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Waddon you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Waddon may determine 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.
Partway through the sale of a leasehold flat in Waddon. Conveyancing lawyers are doing their job but we are being charged a fortune by the freeholder. To date we have paid £268 for a leasehold management pack and then a further £200 plus VAT for additional questions raised by the purchaser's lawyer.
Neither you or your conveyancing practitioner will have any sway over the extent of the fee for this information but the typical fee for the information for Waddon leasehold premises is £355. For Waddon conveyancing transactions it is standard for the seller to pay for these charges. The landlord or their agents are under no statutory obligation to address these questions although many will agree to do so - albeit often at high prices disproportionate to the work involved. Regretfully there is no legislation that requires fixed charges for administrative tasks. Neither is there any statutory time frame by which they are obliged to issue the information.