My lender has suggested solicitors on their panel based in Ranmoor but I would rather choose a conveyancing lawyer in Ranmoor round the corner to me. Can you help?
The minority of Ranmoor conveyancing practices are listed all lender’s conveyancing panel. Please make the most of our search tool to locate a Ranmoor conveyancing solicitor on the on the lender panel.
Me and my partner are purchasing a flat in Ranmoor. It might be a silly question but how we can trust a lawyer? At some point we have to send funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
This question may be naive but I am unseasoned as a 1st time buyer of a ground floor flat in Ranmoor. Do I collect the keys to the premises on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Ranmoor?
On the day of completion you do not need to attend the conveyancers office in Ranmoor. Conveyancing lawyers for you will transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be called to pick up the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
After shopping around on the internet I have found a Ranmoor conveyancing practitioner having made sure that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ranmoor postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Ranmoor.
Should my solicitor be raising enquiries about flooding during the conveyancing in Ranmoor.
Flooding is a growing risk for solicitors conducting conveyancing in Ranmoor. Some people will acquire a property in Ranmoor, 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 obtain a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, but there are a numerous checks that can be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Ranmoor. The standard property information forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to determine whether the property has suffered from flooding. In the event that the property has been flooded in past and is not notified by the owner, then a buyer may commence a compensation claim as a result of such an misleading response. A purchaser’s solicitors will also carry out an environmental search. This will indicate if there is a recorded flood risk. If so, more detailed investigations will need to be conducted.
I used Stirling Law a few years past for my conveyancing in Ranmoor. Now, I need the files however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Ranmoor of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are new on the property ladder - had an offer accepted, yet the agent informed us that the seller will only go ahead if we appoint their preferred conveyancers as they want an ‘expedited deal’. We would rather use a family solicitor with experience of conveyancing in Ranmoor
We suspect that the owner is not behind this ultimatum. Should the vendor want ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to use your own,trusted Ranmoor conveyancing firm - not the ones that will provide their estate agent a introducer fee or achieve conveyancing figures pre-set by senior management.