Is it realistic for conveyancing in West Dulwich to be completed in two weeks?
In a situation where you are under time constraints for your conveyancing we would recommend that your solicitor is familiar with the location as they will make use of local contacts and intelligence. It is even conceivable that they would have conducted otherproperties in the same street. Therefore consider using a West Dulwich conveyancing firm. Second, make sure that the conveyancing firm is on the member panel. It is believed that 18% of West Dulwich conveyancing deals are delayed or jeopardised after discovering a purchaser’s solicitor was not on their banks panel. In many cases this discovery resulted in the home move being delayed by as much as 21 days. It is believed that this issue impacts in the region of 100,000 home sales annually. Many West Dulwich conveyancing firms can not act for certain mortgage companies so do check as early as possible.
The West Dulwich conveyancing firm that I recently instructed on my purchase in West Dulwich have suddenly closed. They were on acting for me because I had to have a firm on the Co-operative conveyancing panel and my preferred West Dulwich lawyer was not. I cut them a cheque for £250 in advance. What do I do now?
If you have an estate agent involved then let them know straight away 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 will need to appoint new lawyers that are on the Co-operative 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 may be able to help.
Will my solicitor be raising questions about flooding as part of the conveyancing in West Dulwich.
Flooding is a growing risk for conveyancers conducting conveyancing in West Dulwich. There are those who purchase a property in West Dulwich, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, but there are a numerous checks that may be carried out by the buyer or by their lawyers which should give them a better understanding of the risks in West Dulwich. The standard information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to discover if the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the owner, then a buyer may commence a compensation claim resulting from an inaccurate answer. A purchaser’s solicitors should also order an environmental search. This should higlight whether there is a recorded flood risk. If so, more detailed inquiries should be conducted.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. West Dulwich is the location of the property. What do you suggest?
Flying freeholds in West Dulwich are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in West Dulwich 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 West Dulwich 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.
What tools are available to search for a West Dulwich conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 20kilometers to attend the solicitor.
Feel free to make use of the find a conveyancing panel search on this page. Please choose the lender and your location, in this case West Dulwich and you will see a number of lawyer located nearest West Dulwich. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.