Is the fact that my solicitor in Halifax is not on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Halifax conveyancing practice and ask them why they are no longer on the approved list for your lender.
When can the exchange of contracts occur in domestic conveyancing in Halifax and do I need to be at the conveyancers office?
Where you are local to one of the conveyancing solicitors in Halifax you are invited in to sign contracts. That being said, the lender approved solicitors we recommend offer a national conveyancing service and provide as equally comprehensive and professional a job for you when dealing with you electronically. The executing of the contract is not when everything is set in stone. A signed contract is just a prerequisite for the firm to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Halifax)to be in the office available at the end of the phone to exchange contracts.
Will our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Halifax.
Flooding is a growing risk for solicitors dealing with homes in Halifax. Plenty of people will buy a property in Halifax, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, but there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which will figure out the risks in Halifax. The standard completed inquiry forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to discover whether the property has suffered from flooding. In the event that the premises has been flooded in past and is not notified by the owner, then a buyer may commence a legal claim for losses stemming from an misleading answer. A buyer’s lawyers should also commission an environmental search. This will disclose whether there is any known flood risk. If so, more detailed inquiries will need to be conducted.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Halifax is where the house is located. Is there any advice you can impart?
Flying freeholds in Halifax are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Halifax you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Halifax may ascertain 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 property.
What could I expect to pay for conveyancing in Halifax?
Almost all Halifax conveyancing firms will agree to a fixed fee. If further work become due during the conveyancing your conveyancing practitioner must advise you in writing of any additional charges for such work immediately it becomes foreseeable. Some work on a no move no charge principle, others will levy an bill for a percentage of the set fee, calculated based on the point at which the deal fails.
It is advisable to obtain two or three firms to supply you a quotation.