Is the fact that my solicitor in Watton is not on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor 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 Watton conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Can you explain why leasehold purchase conveyancing in Watton costs more?
In short, leasehold conveyancing in Watton and elsewhere usually necessitates extra due diligence compared to freehold transactions. This includes lease investigation, corresponding with the landlord about serving applicable notices, securing current service charge and management information, securing the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different proprietor have owned the lease since it was first granted.
Should our lawyer be making enquiries regarding flooding during the conveyancing in Watton.
Flooding is a growing risk for conveyancers dealing with homes in Watton. Plenty of people will purchase a house in Watton, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a various searches that can be carried out by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Watton. The conventional set of property information forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to find out if the premises has historically flooded. If the property has been flooded in past which is not notified by the seller, then a purchaser could commence a compensation claim as a result of such an misleading answer. The buyer’s solicitors may also conduct an enviro search. This will indicate whether there is a recorded flood risk. If so, more detailed investigations will need to be made.
I used Stirling Law a few years ago for my conveyancing in Watton. Now, I need my files however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Watton 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.
For various reasons I am unfit to visit my Watton conveyancing solicitors office to execute documents connected to my conveyancing in Watton – is this a problem?
No. Watton conveyancing solicitors can deal with conveyancing transactions for clients who are based anywhere. It is not necessary for you to be able to be present a Watton conveyancers office. Almost all conveyancing practitioner can deal with all communications remotely from their Watton premises.