I am expecting a mortgage with Lloyds. I intend to enlist the help of a Licensed Conveyancer in Isle of Sheppey. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
It is is a decade since I acquired my property in Isle of Sheppey. Conveyancing lawyers have recently been retained on the sale but I can't find the title deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be retained by the mortgage company or they may stored with the solicitor who oversaw the purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Isle of Sheppey involves registered property but in the rare situation where your property is unregistered it is more of a problem but is not insurmountable.
Should my solicitor be asking questions concerning flooding as part of the conveyancing in Isle of Sheppey.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Isle of Sheppey. Some people will buy a house in Isle of Sheppey, completely expectant 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, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, but there are a numerous checks that can be carried out by the purchaser or by their lawyers which will give them a better appreciation of the risks in Isle of Sheppey. The standard property information forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to discover whether the property has historically flooded. In the event that flooding has previously occurred and is not disclosed by the owner, then a buyer could bring a compensation claim as a result of such an misleading reply. A purchaser’s lawyers may also conduct an environmental search. This should higlight if there is a recorded flood risk. If so, additional inquiries should be initiated.
Taking into account that I will soon part with hundreds of thousands of pounds on a garden flat in Isle of Sheppey I wish to talk to a lawyer about mytransaction prior to appointing the firm. Is this something that you can arrange?
This is something that we recommend - we would be delighted to talk to you we do not take any clients on without you liaising with the conveyancer due to be conducting your conveyancing in Isle of Sheppey.There is no ‘factory style conveyancing’ - each client is unique individual, not a file number. The practices that we put you in touch with believe that the figure you are provided with for residential conveyancing in Isle of Sheppey should be the figure that you end up paying.
My step-father has urged me to instruct his conveyancing solicitors in Isle of Sheppey. Do I follow his advice?
Much as we are happy to recommend a Isle of Sheppey conveyancing lawyer the best way to find a conveyancing practitioner is to have recommendations from friends or family who have actually experience in using the firm you're contemplating using.