Should my lawyer be making enquiries regarding flooding as part of the conveyancing in Capel Curig.
Flooding is a growing risk for lawyers conducting conveyancing in Capel Curig. There are those who purchase a property in Capel Curig, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate 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 qualified to offer advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or by their conveyancers which can give them a better understanding of the risks in Capel Curig. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to determine whether the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the seller, then a purchaser may issue a legal claim for losses stemming from an incorrect reply. A buyer’s conveyancers will also order an environmental report. This will disclose if there is a recorded flood risk. If so, additional investigations will need to be carried out.
The deeds to our house are lost. The conveyancers who handled the conveyancing in Capel Curig 10 years ago are no longer around. What do I do?
Gone are the days when you need to hold title deeds to evidence that you are the registered proprietor of land or property, as the Land Registry hold details of all registered land or property electronically.
I opted to have a survey carried out on a house in Capel Curig before appointing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some banks may not issue a mortgage on this type of house.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Capel Curig. Conveyancing will be smoother if you use a solicitor in Capel Curig especially if they are familiar with such properties in Capel Curig.
Should I be wary by estate agents that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a local Capel Curig conveyancing company?
As with lots of professional services, often referrals from connections can be very helpful. Yet there are many players in a conveyancing matter; estate agents, financial adviser and banks may recommend conveyancers to select. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there might be a financial incentive behind the endorsement. You have the discretion to select your own lawyer. Don't forget that many mortgage providers have an approved list of conveyancers you must use for the lender related work in your home move.
I am thinking of appointing a conveyancing lawyer in Capel Curig for my house move. Is it possible to see a firm’s complaints history with the profession’s regulator?
Members of the public can see published Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For records Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator could recorded telephone calls for training purposes.