I was told today by my mortgage adviser that my Saffron Walden the law firm I have appointed is not on the bank Solicitor panel. What can I do to check?
You need to contact your Saffron Walden conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
The Saffron Walden conveyancing solicitors that just started acting on my house acquisition in Saffron Walden have suddenly shut down. I only went with them because I had to have a solicitor on the UBS conveyancing panel and my preferred Saffron Walden lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors 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 should appoint new lawyers that are on the UBS 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 help.
I just acquired a flat at auction in Saffron Walden. Conveyancing is necessary. What is next?
Given that you have now to in every practical sense signed on the dotted line you will need to hire the services of a conveyancing lawyer quickly as you will have a fast approaching deadline in which to complete the purchase. An auction property will ordinarily have a corresponding auction set of papers. This should include most,if not all of the documents that your conveyancer will need. Where you are dealing with leasehold premises the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You must hand this to the lawyer instructed by you as soon as possible. Do make sure that your finances are organised to complete on the date specified in the contract.
I am purchasing a victorian detached house in Saffron Walden. Our aim is to carry out a loft conversion at the house.Will the conveyancing process include investigations to ascertain if these works are prohibited?
Your solicitor should review the deeds as conveyancing in Saffron Walden will on occasion reveal restrictions in the title deeds which restrict categories of alterations or necessitated the permission of a 3rd party. Many additions need local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Saffron Walden lawyer on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
Should our conveyancer be raising enquiries regarding flooding as part of the conveyancing in Saffron Walden.
Flooding is a growing risk for solicitors specialising in conveyancing in Saffron Walden. Some people will buy a property in Saffron Walden, 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, adequate building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to give advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or by their lawyers which can figure out the risks in Saffron Walden. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to discover if the property has suffered from flooding. If the property has been flooded in past and is not revealed by the vendor, then a buyer may issue a legal claim for losses stemming from an incorrect reply. The buyer’s conveyancers will also commission an enviro report. This will reveal if there is a recorded flood risk. If so, more detailed investigations will need to be conducted.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Saffron Walden is where the house is located. Can you offer any guidance?
Flying freeholds in Saffron Walden are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Saffron Walden you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saffron Walden may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.