We are buying a flat and require a conveyancing solicitor in Skewen who is on the RBS conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Skewen.
The Skewen conveyancing solicitors that I recently instructed on my house acquisition in Skewen have suddenly shut down. I only went with them because I needed a firm on the Barclays conveyancing panel and my family Skewen lawyer was not. I paid them money in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would 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 Barclays 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 should be in a position to assist.
Should my conveyancer be making enquiries about flooding during the conveyancing in Skewen.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Skewen. There are those who purchase a house in Skewen, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, however there are a number of checks that can be initiated by the purchaser or by their conveyancers which will figure out the risks in Skewen. The standard information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to discover whether the property has historically flooded. In the event that flooding has previously occurred and is not disclosed by the seller, then a buyer could issue a legal claim for losses as a result of such an inaccurate answer. The buyer’s lawyers should also carry out an environmental search. This should indicate whether there is any known flood risk. If so, further inquiries will need to be carried out.
I bought my home on 2 July and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Skewen advises it would be formalised inside ten days. Are titles in Skewen particularly slow to register?
There is nothing unique when it comes to conveyancing in Skewen registration formalities. As opposed to being determined by geographic area, timescales can vary depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any other parties. Currently in the region of three quarters of submission are fully addressed within two weeks but some can be subject to longer hold-ups. Historically registration is effected once the buyer is living at the property so an expedited registration is not always primary concern but if there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.
We're FTB’s - had an offer accepted, yet the property agent informed us that the vendor will only move forward if we use the agent's chosen conveyancers as they need an ‘expedited deal’. We would rather use a family solicitor accustomed to conveyancing in Skewen
It is highly unlikely the owners are behind this. If they require ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Avoid the agents and go straight to the sellers and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you will continue to instruct your own,trusted Skewen conveyancing solicitors - as opposed tothe ones that will give their negotiator at the agency a referral fee or meet his conveyancing targets pre-set by senior management.