Are the Longthorpe conveyancing solicitors identified as being on the TSB conveyancing panel, together with their details provided by TSB?
Longthorpe conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
The Longthorpe conveyancing firm that I appointed last week on my house acquisition in Longthorpe have suddenly closed. I only went with them because I had to have a firm on the Co-operative conveyancing panel and my preferred Longthorpe lawyer was not. I paid them funds on account. What are my options?
Assuming that you have an Estate Agent in the equation then inform them straight away 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 will need to appoint new lawyers that are on the Co-operative 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 lawyers should be in a position to help.
Will my solicitor be asking questions regarding flooding during the conveyancing in Longthorpe.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Longthorpe. Plenty of people will purchase a property in Longthorpe, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a number of checks that may be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Longthorpe. The conventional set of information given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the vendor to discover whether the property has historically flooded. In the event that flooding has previously occurred which is not disclosed by the vendor, then a purchaser may issue a compensation claim stemming from an incorrect answer. A purchaser’s solicitors should also order an enviro report. This will disclose if there is a recorded flood risk. If so, further investigations will need to be initiated.
I have been on the look out for a flat up to £305k and found one near me in Longthorpe I like with amenity areas and station nearby, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Longthorpe for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
How simple is it to swap firm as I have to instruct one who is on the Accord Mortgages Ltd conveyancing list. I was using a family conveyancing solicitor in Longthorpe five minutes from me but the firm is not approved by Accord Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Longthorpe on the Accord Mortgages Ltd panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Longthorpe. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Longthorpe.