Why do I have to pay up front when it comes to conveyancing in Grimsby?
If you are buying a property in Grimsby your solicitor will request that you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any down payment is payable against the purchase price then this should be needed immediately before contracts are exchanged. The closing balance that is needed should be sent to your lawyer a couple of days prior to the day of completion.
Do the Building Society Association intend to launch a online directory to list law firms on the Darlington Building Society conveyancing panel for instance in Grimsby?
We are not aware of any plans on the part of the BSA to promote such a search facility.
Should my solicitor be raising enquiries concerning flooding as part of the conveyancing in Grimsby.
The risk of flooding is if increasing concern for lawyers dealing with homes in Grimsby. There are those who acquire a house in Grimsby, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, but there are a numerous searches that may be carried out by the buyer or by their solicitors which can figure out the risks in Grimsby. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to determine whether the premises has historically flooded. If flooding has previously occurred and is not disclosed by the owner, 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 should higlight if there is a recorded flood risk. If so, additional inquiries will need to be conducted.
Me and my brother own a semi-detached Edwardian property in Grimsby. Conveyancing solicitor acted for me and Barclays . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Grimsby and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who completed the work.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Grimsby is where the house is located. Can you offer any assistance?
Flying freeholds in Grimsby are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Grimsby you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Grimsby 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.