I am getting a offer of a home loan from Lloyds. I hope to instruct a Licensed Conveyancer in Kingswinford. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?
The Lloyds approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
It is 10 years ago since I acquired my property in Kingswinford. Conveyancing lawyers have now been instructed on the sale but I am unable to find my deeds. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your lender or they could be in the possession of the solicitor who handled the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Kingswinford relates to registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
Will my solicitor be raising enquiries concerning flooding as part of the conveyancing in Kingswinford.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Kingswinford. Some people will acquire a house in Kingswinford, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain 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 qualified to offer advice on flood risk, but there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Kingswinford. The conventional set of information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to discover if the premises has ever been flooded. If the premises has been flooded in past and is not notified by the seller, then a purchaser could issue a compensation claim stemming from an misleading answer. The buyer’s solicitors will also order an enviro search. This should higlight whether there is a recorded flood risk. If so, additional inquiries will need to be initiated.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Kingswinford is where the house is located. Can you shed any light on this issue?
Flying freeholds in Kingswinford are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Kingswinford you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kingswinford 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.
Am I better off to choose a Kingswinford conveyancing solicitor in close proximity to the house I am hoping to buy? I have an old university friend who can deal with the legal formalities but his firm is located over three hundred miles drive away.
The benefit of a high street Kingswinford conveyancing firm is that you can drop in to sign paperwork, hand in your identification documents and pester them if necessary. Having local Kingswinford know how is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and on the whole were happy that must surpass using an unknown Kingswinford conveyancing solicitor just because they are local.