Can you help? My Caldicot lawyer is advising me that he is legally obliged toconduct Caldicot conveyancing searches asthe firm are on the Santanderapproved lawyer panel. Is my conveyancer right?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Caldicot conveyancing searches.
How up to date is your search tool for Caldicot conveyancing solicitors on the Coventry BS conveyancing panel? Do Coventry BS send you an updated list?
Caldicot conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
Will our solicitor be raising enquiries concerning flooding as part of the conveyancing in Caldicot.
Flooding is a growing risk for lawyers dealing with homes in Caldicot. There are those who acquire a house in Caldicot, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, however there are a number of searches that may be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Caldicot. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to find out whether the premises has ever been flooded. In the event that flooding has previously occurred which is not revealed by the seller, then a buyer could issue a compensation claim as a result of such an incorrect answer. A buyer’s conveyancers will also order an environmental report. This should disclose whether there is any known flood risk. If so, further inquiries should be initiated.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Caldicot is the location of the property. Can you offer any advice?
Flying freeholds in Caldicot are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Caldicot you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Caldicot 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.
What does commercial conveyancing in Caldicot cover?
Commercial conveyancing in Caldicot incorporates a wide array of guidance, provided by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.