The Mancot conveyancing solicitors that I recently instructed on my house acquisition in Mancot have without warning closed. They were on acting for me because I needed a lawyer on the Yorkshire BS conveyancing panel and my previous Mancot lawyer was not. I cut them a cheque for two hundred pounds in advance. What are my options?
If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire BS 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 lawyer be asking questions concerning flooding as part of the conveyancing in Mancot.
Flooding is a growing risk for solicitors dealing with homes in Mancot. There are those who acquire a house in Mancot, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property 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 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 undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Mancot. The standard completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to determine whether the premises has suffered from flooding. In the event that the premises has been flooded in past which is not notified by the vendor, then a purchaser could commence a compensation claim as a result of such an inaccurate reply. A purchaser’s solicitors will also conduct an environmental report. This should disclose whether there is a recorded flood risk. If so, further investigations will need to be initiated.
My wife and I purchased a semi-detached Edwardian property in Mancot. Conveyancing solicitor represented me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mancot and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
Due to the input of my in-laws I had a survey completed on a house in Mancot before instructing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some banks may not issue a loan on such a home.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. If you contact us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Mancot. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mancot to see if the conveyancing will be more expensive.
I need to instruct a conveyancing solicitor in Mancot for my home move. Can I check a firm’s complaints history with the legal regulator?
One can see documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.