The Middleton St George conveyancing solicitors that just started acting on my house acquisition in Middleton St George have suddenly closed. They were on acting for me because I had to have a solicitor on the Santander conveyancing panel and my preferred Middleton St George lawyer was not. I paid them money in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know 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 Santander 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 solicitors may be able to assist.
What is your number one tip for finding a conveyancing solicitor in Middleton St George
We would encourage you not to base your choice on the lowest Middleton St George conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Middleton St George solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Middleton St George. My financial adviser suggested a solicitor. I paid an advanced payment of £200. Not long after, the solicitor called me to say that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should our solicitor be asking questions about flooding during the conveyancing in Middleton St George.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Middleton St George. There are those who buy a property in Middleton St George, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a number of searches that can be undertaken by the purchaser or by their conveyancers which will give them a better understanding of the risks in Middleton St George. The conventional set of property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to find out if the premises has historically flooded. If flooding has previously occurred which is not revealed by the vendor, then a buyer could bring a claim for damages as a result of such an misleading reply. The purchaser’s conveyancers may also conduct an enviro search. This will higlight whether there is any known flood risk. If so, additional inquiries should be made.
In sourcing the web for the words on line conveyancing in Middleton St George it shows results of many conveyancersin the vicinity. With so much choice what is the best way to find the right solicitor for purchase transaction?
The ideal method of finding a suitable conveyancer is through a personal testimonial, so seek the guidance of colleagues and family who have acquired a property in Middleton St George or a local estate agent or mortgage broker. Costs for conveyancing in Middleton St George vary, so it's advisable to request a minimum of three fee estimates from different solicitors. Make sure that you clarify that the fees are fixed.
I am purchasing a ground floor apartment in Middleton St George. Conveyancing lawyer has been awaiting, from the owner, building insurance documents. Earlier today I was informed that the vendor must send the insurance documents for the flat above in addition. Why would my conveyancer need to check the insurance for the other flat? Is it strictly necessary? We have been in hold for the last fortnight…
It is not impossible in leasehold conveyancing in Middleton St George to find Conveyancing in Middleton St George in a minority of cases reveals that the lease provides for the tenant's to insure their individual flats as opposed to the freeholder insuring the whole property - which is clearly preferable. You should check with your conveyancer but it would seem that your solicitor is attempting to establish that the whole building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt for lack of insurance.