What happens if my solicitor is removed from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Waddon?
First, this is a very rare occurrence. 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.
I just bought a property at auction in Waddon. Conveyancing is required. What happens now?
Now that you have legally bound yourself to purchase you must hire the services of a conveyancing solicitor quickly as you are faced with a fast approaching deadline in which to complete the property. All auction property should have a bespoke auction pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You need to give this to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.
How can we tell if a Waddon conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Waddon obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your transaction.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Waddon solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 Waddon 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.
We are close to exchanging contracts on the sale of our house in Waddon and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Waddon lawyer would know this is not the case. It does beg the question why the buyers used a factory type conveyancing outfit as opposed to a conveyancing solicitor in Waddon. We have lived in Waddon for six years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing firm already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I used Arc property Solicitors a few years past for my conveyancing in Waddon. Now, I need my files however cannot find the solicitor. 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 Waddon 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.
How does conveyancing in Waddon differ for new build properties?
Most buyers of new build premises in Waddon approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because developers in Waddon tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Waddon or who has acted in the same development.
My husband and I are 17 days into a residential purchase having been referred to a firm by the estate agent to do our conveyancing in Waddon. We are not happy. Can you you assist me in finding new lawyers?
They would need to be really poor to suggest changing them. Has your mortgage offer been issued? If so you will need to make them aware of the replacement conveyancer and ensure the loan are re-issued. Your new conveyancer needs to be on the banks approved list to avoid supplemental costs and delays. That should be your first question of the new lawyers. Our find a solicitor tool will assist you in finding a lender approved conveyancer for your conveyancing in Waddon