I am acquiring a property mortgage free in Swanley. I have been residing for the last 20 years in Swanley. Conveyancing searches are a lot of money. Given that I have knowledge of the area and road intimately must I have all the conveyancing searches?
Provided that you do not need a home loan, then all but one or two of the Swanley conveyancing searches are at your discretion. Your conveyancer will 'advise', no-doubt strongly, that you should have searches done, but she is duty bound to do this. Do consider; if you are intend to dispose of the house one day, it will be of interest to your future buyer what the searches reveal. On occasion properties with no practical issues can still throw up unfavourable search results. A good conveyancing solicitor in Swanley should be able to give you some helpful advice here.
My wife and I are buying a flat in Swanley. I might seem paranoid but how we can trust a conveyancer? At some point we have to deposit funds into their account. What is the protection 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.
Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Swanley. Do I collect the keys to the property on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Swanley?
On the day of completion you do not need to go to the conveyancers office in Swanley. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you should be called to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I am selling my house. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being difficult. The Swanley solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Will my conveyancer be making enquiries concerning flooding during the conveyancing in Swanley.
Flooding is a growing risk for solicitors dealing with homes in Swanley. Plenty of people will acquire a property in Swanley, fully expectant 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, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Swanley. The conventional set of information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser may commence a legal claim for losses stemming from an incorrect answer. A purchaser’s lawyers should also order an enviro report. This should disclose if there is a recorded flood risk. If so, more detailed investigations will need to be conducted.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who did the conveyancing in Swanley 10 years ago are no longer around. Will I be able to sell the house?
Assuming the title is registered the details of your proprietorship will be held by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, identify your property and obtain up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
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