I am due to exchange buying a property in Stoke Sub Hamdon but as a result of damage from a small fire at the property I have was able negotiate reparation from the seller in the sum of three thousand pounds by way of a deduction in the price. This was going to be addressed as part of the conveyancing process but Yorkshire BS are not allowing this. Should they have been informed?
Any conveyancing practitioner that is on the Yorkshire BS approved list is obliged to advise Yorkshire BS of any variations to the purchase price. If you prohibit your solicitor to disclose the price change to Yorkshire BS then they would have to discontinue acting for you. In addition, Yorkshire BS and you would have to appoint a new property lawyer for your conveyancing in Stoke Sub Hamdon.
Should my lawyer be raising enquiries concerning flooding during the conveyancing in Stoke Sub Hamdon.
Flooding is a growing risk for lawyers carrying out conveyancing in Stoke Sub Hamdon. There are those who acquire a property in Stoke Sub Hamdon, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Stoke Sub Hamdon. The conventional set of property information forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the seller to determine whether the premises has suffered from flooding. If flooding has previously occurred which is not notified by the owner, then a purchaser could commence a compensation claim resulting from an misleading response. The purchaser’s conveyancers should also carry out an environmental report. This will disclose if there is a recorded flood risk. If so, further investigations will need to be conducted.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Stoke Sub Hamdon is where the house is located. Can you shed any light on this issue?
Flying freeholds in Stoke Sub Hamdon are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stoke Sub Hamdon you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stoke Sub Hamdon may ascertain 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 property.
We're first time buyers - had an offer accepted, but the property agent informed us that the vendor will only issue a contract if we instruct the agent's chosen lawyers as they need a ‘quick sale’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Stoke Sub Hamdon
We suspect that the seller is unaware of this request. If they desire ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to use your preferred Stoke Sub Hamdon conveyancing firm - rather thanthe ones that will earn their negotiator at the agency a introducer fee or meet his conveyancing thresholds pre-set by corporate headquarters.
A licensed conveyancer dealt with my conveyancing in Stoke Sub Hamdon half a dozen years ago having stored my registration documents but has now closed – What steps do I now take to retreive these?
Title deeds, as such, no longer exist as most homes in Stoke Sub Hamdon are recorded digitally at Land Registry. Should you need to show ownership or are selling or re-mortgaging your conveyancing practitioner should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to email@example.com. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.