Can you clarify what the consequences are if my lawyer’s firm is removed from the Skipton Conveyancing panel ahead of completing my conveyancing in Northamptonshire?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Will my conveyancer be making enquiries about flooding as part of the conveyancing in Northamptonshire.
Flooding is a growing risk for lawyers carrying out conveyancing in Northamptonshire. There are those who acquire a property in Northamptonshire, completely expectant 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, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to give advice on flood risk, however there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Northamptonshire. The standard information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the owner to determine if the property has ever been flooded. In the event that the property has been flooded in past which is not notified by the vendor, then a buyer may issue a legal claim for losses stemming from an inaccurate response. The purchaser’s conveyancers should also conduct an environmental search. This should reveal if there is any known flood risk. If so, further investigations should be conducted.
I used Action Conveyancing a few years past for my conveyancing in Northamptonshire. Now, I need my files but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Northamptonshire of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the input of my in-laws I had a survey completed on a house in Northamptonshire before retaining lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies will refuse to issue a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Northamptonshire. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Northamptonshire to see if the conveyancing will be more expensive.
In sourcing the internet for the words cheap conveyancing in Northamptonshire it shows results of numerous property lawyersin the area. With so much choice what is the best way to find the suitable solicitor for me?
The preferential method of seeking a suitable conveyancer is through a trusted recommendation, so seek the opinion of colleagues and those you trust who have bought a property in Northamptonshire or the local estate agent or financial adviser. Charges for conveyancing in Northamptonshire differ, so it's advisable to request at least four fee estimates from different companies. Make sure that you clarify what costs in the quote includes.