I am obtaining a mortgage with Santander. I hope to instruct a Licensed Conveyancer in Wallingford. Does the Santander Solicitor panel allow for Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

It is is a decade since I acquired my property in Wallingford. Conveyancing lawyers have recently been instructed on the sale but I can't locate my title documents. Is this a problem?

Don’t worry too much. Firstly the deeds may be with your lender or they could be archived with the conveyancers who acted in the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Wallingford involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.

Will our conveyancer be making enquiries about flooding as part of the conveyancing in Wallingford.

The risk of flooding is if increasing concern for solicitors dealing with homes in Wallingford. There are those who acquire a property in Wallingford, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, however there are a various searches that can be initiated by the buyer or by their lawyers which can figure out the risks in Wallingford. The standard information sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to discover whether the property has suffered from flooding. If the property has been flooded in past and is not notified by the owner, then a purchaser may commence a compensation claim resulting from an incorrect reply. The buyer’s solicitors should also carry out an environmental search. This should higlight if there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.

I have todaydiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Wallingford for a purchase of a freehold house 18 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?

The easiest 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 Wallingford conveyancing specialists.

My husband and I are one month into a leasehold purchase having been referred to solicitors by the local agent to handle our conveyancing in Wallingford. We are not happy. Can you you assist me in finding new solicitors?

A conveyancer would need to be really bad to suggest replacing them. Has your mortgage been generated? In the event that it has you need to make them aware of the new contact details and have the offer are re-sent. The solicitor ideally needs to be on the lenders approved list to avoid added expenses and complications. So that should be your first question of the new lawyers. Our search tool should assist you in finding a bank approved conveyancer for your home move in Wallingford