Can the conveyancing lawyers via your comparison service carry out attended exchange conveyancing in Cranfield?
There are a few conveyancing experts who can conduct attended exchanges. You should contact us to receive a costs illustration and details as to dates.
The Cranfield conveyancing lawyers that just started acting on my house acquisition in Cranfield have suddenly closed. I chose them because I had to have a solicitor on the Nottingham conveyancing panel and my family Cranfield lawyer was not. I gave my credit card details for them to take £195 for searches. What are my options?
If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Should our lawyer be raising enquiries concerning flooding as part of the conveyancing in Cranfield.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Cranfield. Plenty of people will acquire a property in Cranfield, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, however there are a numerous checks that can be initiated by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Cranfield. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to discover if the property has ever been flooded. If flooding has previously occurred and is not notified by the vendor, then a buyer may commence a compensation claim as a result of such an inaccurate response. A purchaser’s lawyers may also conduct an enviro search. This will indicate whether there is any known flood risk. If so, additional investigations should be initiated.
I have justbecome aware that Wolstenholmes have closed. They carried out my conveyancing in Cranfield for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cranfield conveyancing specialists.
I was pointed in your direction by numerous selling agents in Cranfield to choose a conveyancer on your site. Is there a financial advantage for Estate Agents to offer your services over alternative conveyancing organisations?
We don’t give any financial incentive for directing people our way. We found it would be just too difficult to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.