I require conveyancing for an apartment in a relatively new development (five years old) in Rayners Lane. 95% of the appartments are already sold. Do I need carry out the neighbourhood searches for my conveyancing in Rayners Lane?
You would be opening yourself up to an unnecessary risk in refusing to carrying out Rayners Lane conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in the strongest possible terms that your conveyancer conducts them. If timings and cost are primary concerns you should discuss with your conveyancer about the possibility of search insurance
The Rayners Lane conveyancing lawyers that I recently instructed on my house acquisition in Rayners Lane have suddenly shut down. I only went with them because I had to have a solicitor on the Lloyds conveyancing panel and my previous Rayners Lane lawyer was not. I cut them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would 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 Lloyds 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 may be able to assist.
What does a local search tell me regarding the house we're buying in Rayners Lane?
Rayners Lane conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Searches UK The local search plays an important role in many a Rayners Lane conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who handled the conveyancing in Rayners Lane 5 years ago have long since closed. Will I be able to sell the house?
You no longer need to have the physical deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.
I have been advised by numerous property agents in Rayners Lane to get a quote from a conveyancer on your site. Is there a financial inducement for Estate Agents to promote your services over another?
We refuse to offer any referral fee for directing people in our direction. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.