As someone not used to the Woodthorpe conveyancing process what’s the number one tip you can give me concerning the ownership transfer in Woodthorpe

You may not hear this from too many lawyers but conveyancing in Woodthorpe and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and others involved in the home moving process. For example, the vendor, estate agent and on occasion your mortgage company. Selecting a solicitor for your conveyancing in Woodthorpe is a critical decision as your conveyancer is your adviser, and is the ONE party in the legal process whose interest is to look after your best interests and to protect you.

There is a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you should always trust your lawyer ahead of the other players when it comes to the legal assignment of property.

There is lots of information on this site about conveyancing in Woodthorpe but can you isolate your top tip for finding the right conveyancer in Woodthorpe

It would be unwise to be swayed by the lowest Woodthorpe conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

I just bought a property at auction in Woodthorpe. Conveyancing is required. What happens now?

Having exchanged you should hire the services of a conveyancing solicitor soon as you are facing a tight a drop dead date to complete the deal. An auction property will have a corresponding auction pack. This will include evidence of title and search results. If you have purchased leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You must pass this on to the lawyer working for you ASAP. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Woodthorpe bank branch on various occasions and was reassured it wasn't an issue and they would lend. My Woodthorpe conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. I simply don't know who is right.

As long as the solicitor is on the lender panel, they must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Should our conveyancer be raising enquiries regarding flooding during the conveyancing in Woodthorpe.

Flooding is a growing risk for lawyers carrying out conveyancing in Woodthorpe. There are those who acquire a property in Woodthorpe, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property 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 buyer.

Conveyancers are not qualified to impart advice on flood risk, but there are a numerous checks that may be carried out by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Woodthorpe. The standard completed inquiry forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to determine if the property has suffered from flooding. In the event that the property has been flooded in past and is not notified by the vendor, then a buyer may issue a compensation claim resulting from an misleading reply. The purchaser’s lawyers should also conduct an enviro report. This will higlight whether there is a recorded flood risk. If so, additional inquiries should be initiated.

I have recentlybeen informed that Stirling Law have closed. They carried out my conveyancing in Woodthorpe for a purchase of a leasehold flat 9 months ago. How can I check that the property is registered correctly in the name of the previous owner?

The quickest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Woodthorpe conveyancing specialists.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Woodthorpe is where the house is located. Is there any advice you can give?

Flying freeholds in Woodthorpe are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Woodthorpe you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodthorpe 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 residence.