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Ready to buy a new home in Lampeter? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Lampeter conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Lampeter

Should my solicitor be raising questions regarding flooding as part of the conveyancing in Lampeter.

Flooding is a growing risk for solicitors specialising in conveyancing in Lampeter. Some people will buy a house in Lampeter, 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 get a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a number of searches that may be initiated by the purchaser or by their solicitors which should give them a better appreciation of the risks in Lampeter. The standard property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to discover if the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the owner, then a buyer could commence a legal claim for losses resulting from an incorrect answer. A buyer’s conveyancers should also commission an enviro search. This will disclose if there is any known flood risk. If so, more detailed investigations should be conducted.

I have recentlybeen informed that Stirling Law have closed. They carried out my conveyancing in Lampeter for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is in my name in the name of the former proprietor?

The quickest way to check if the property is in your name, 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 Lampeter conveyancing specialists.

Just had an offer accepted on a new build flat in Lampeter. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Lampeter

    Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Am I right to be wary about estate agents that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a local Lampeter conveyancing firm?

As is the case with many professional services, often referrals from relatives can be extremely useful or valuable. Yet there are many players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may suggest solicitors to instruct. On occasion these conveyancers might be known to one of the organisations as experts in their field, but sometimes there might be a commercial relationship behind the recommendation. You are free to appoint your preferred lawyer. You need to be aware that some mortgage providers specify a panel list of law firms you must use for the lender aspect of your conveyancing.

My partner and I are buying a 2 bedroom flat in Lampeter. At the point of instructing our conveyancer, we were told they were on all mainstream lender panels. Our financial adviser emailed yesterday to say that they are not on the Virgin Money approved list. If it turns out to be true, what should we do? Should we simply choose a new conveyancer that is on their panel or should we cover the costs for separate representation, with Virgin Money appointing their own preferred solicitor.

When acquiring a property with mortgage finance it is normal for the buyer’s lawyers to also act for the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to meet. Some building societies now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your lawyer should call Virgin Money to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Virgin Money's conveyancing panel as you are at liberty to use your preferred Lampeter lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.

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