I require conveyancing for a flat in a fairly new development (five years built) in Walton. 95% of the appartments are already occupied. Do I need carry out the conveyancing searches for my conveyancing in Walton?
You would be opening yourself up to an unnecessary risk in not carrying out Walton conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that your solicitor conducts them. Where accelerating the process and driving down costs are primary issues you should discuss with your solicitor about the options such as lack of search insurance available to you
Completed the sale of my flat in Walton last June yet the purchaser is telephoning me to moan that her conveyancer is waiting to hear from mine. What should have happened following completion?
Following your disposal your conveyancer is duty bound to send the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Depending on the transaction, your solicitor should also send confirmation that the home loan has been repaid to the purchasers solicitors. There is unlikely to be post completion formalities specific conveyancing in Walton.
My wife and I are purchasing a apartment in Walton. I might seem paranoid but how we can trust a conveyancer? At some point we will need to deposit our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
What is the difference between a licensed conveyancer and conveyancing solicitor in Walton
Two types of professional can perform conveyancing in Walton namely licenced conveyancers or solicitors. Both professionals handle the legal services that you need to complete the sale or acquisition of property. Both are duty bound to handle Walton conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be properly conducted and that all requirements and procedures will be suitably taken.
I am selling my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being problematic. The Walton solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Should my solicitor be making enquiries concerning flooding as part of the conveyancing in Walton.
Flooding is a growing risk for solicitors dealing with homes in Walton. There are those who purchase a property in Walton, 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 premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, but there are a various searches that may be undertaken by the purchaser or by their lawyers which can give them a better appreciation of the risks in Walton. The standard completed inquiry forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to determine whether the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser may issue a claim for damages resulting from an inaccurate answer. The purchaser’s lawyers will also commission an enviro search. This should reveal whether there is any known flood risk. If so, more detailed inquiries should be initiated.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Walton is the location of the property. Is there any advice you can impart?
Flying freeholds in Walton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Walton you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Walton 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 premises.
Am I better off to use a Walton conveyancing solicitor based in the location that I am hoping to buy? I have an old university friend who can carry out the legal work but her office is approximately 350miles away.
The benefit of a local Walton conveyancing practice is that you can pop in to execute documents, hand in your ID and pester them if necessary. They will also have local insight which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were impressed that must outweigh using an unknown Walton conveyancing lawyer solely due to them being round the corner.