What is the first thing I need to know concerning purchase conveyancing in Carmel?

You may not hear this from too many lawyers but conveyancing in Carmel and elsewhere in Flintshire is an adversarial experience. In other words, when it comes to conveyancing there is plenty of room for friction between you and other parties involved in the ownership transfer. For example, the vendor, estate agent and sometimes your lender. Appointing a solicitor for your conveyancing in Carmel an important selection as your conveyancer is your adviser, and is the ONE person in the legal process whose interest is to act in your best interests and to keep you safe.

Sometimes a potential adversary may try and sway you that you should follow their advice. For example, the selling agent may claim to be helping by suggesting your solicitor is dragging his heels. Or your financial adviser may try to convince you to do something that is against your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I had intended to instruct a conveyancing solicitor in Carmel for our house purchase. Our broker has since advised us that our mortgage lenders Virgin Money won't deal with them. Surely this is unfair competition?

A mortgage company may insist on a panel conveyancer act for it. You would be liable to bear the charges for this. Try using our tool to locate a solicitor to carry conveyancing in Carmel on the Virgin Money member panel.

Should our solicitor be raising questions concerning flooding during the conveyancing in Carmel.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Carmel. Some people will buy a property in Carmel, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to offer advice on flood risk, however there are a number of checks that can be undertaken by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Carmel. The standard property information forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to determine whether the premises has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a buyer could bring a claim for damages as a result of such an misleading answer. A buyer’s conveyancers should also order an enviro report. This will higlight whether there is any known flood risk. If so, additional inquiries should be conducted.

It has been 2 months following my purchase conveyancing in Carmel completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Much to my surprise my property lawyer in Carmel has informed me that he requires ID documents asserting that this forms part of his retainer as a conveyancer on the mortgage company Solicitor panel. Can you confirm whether this is the case?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not specific to conveyancing in Carmel