Our Blandfordum solicitor has discovered a difference when comparing the information in the valuation survey and what is in the legal papers for the property. My lawyer says that he needs to check that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance appropriate?

Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Blandfordum?

There are many recorded licenced Conveyancers in Blandfordum and Solicitor practices in Blandfordum who can assist with your conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am being advised by my lawyer that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Blandfordum?

The appropriate level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Santander and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

How can we tell if a Blandfordum conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Blandfordum obtaining recommendations is a sensible start. 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 suggest that you speak with the solicitor handling your transaction.

Will our solicitor be making enquiries about flooding during the conveyancing in Blandfordum.

Flooding is a growing risk for solicitors carrying out conveyancing in Blandfordum. There are those who purchase a house in Blandfordum, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, however there are a numerous checks that can be carried out by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Blandfordum. The conventional set of information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to discover if the property has historically flooded. In the event that flooding has previously occurred and is not disclosed by the owner, then a purchaser may issue a claim for damages resulting from an inaccurate reply. The buyer’s lawyers will also carry out an environmental search. This will higlight whether there is any known flood risk. If so, more detailed investigations should be made.

My husband and I are novice buyers - agreed a price, yet the property agent has warned us that the vendor will only go ahead if we use the agent's chosen solicitors as they need a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Blandfordum

We suspect that the seller is unaware of this request. If they want ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you are going to instruct your preferred Blandfordum conveyancing solicitors - as opposed tothose that will provide their negotiator at the agency a kickback or hit his conveyancing figures demanded by head office.

Is there a distinction between surveying and conveyancing in Blandfordum?

Conveyancing - in Blandfordum or elsewhere - is the process of legally transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re intending to buy and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the seller to remedy the problems before you complete your move.