We were about to retain a conveyancing solicitor in Cotgrave listed using your comparison tool but have come across alternative estimates via the web look less pricey – how come?

One can find many firms of firms advertising self styled £99 conveyancing, but additionalcharges end up with the closing invoice totally different to the one you expected. According to the Legal Ombudsman fees outlined in terms and conditions should be equitable raised The solicitors that we put forward for conveyancing in Cotgrave clearly state all costs for the property you plan topurchase.

What happens if my solicitor is expelled from the Yorkshire BS Conveyancing panel ahead of completing my conveyancing in Cotgrave?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

Should my lawyer be asking questions about flooding during the conveyancing in Cotgrave.

Flooding is a growing risk for conveyancers dealing with homes in Cotgrave. Plenty of people will acquire a house in Cotgrave, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, however there are a numerous searches that may be undertaken by the purchaser or by their lawyers which should figure out the risks in Cotgrave. The conventional set of information supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the seller to determine whether the premises has suffered from flooding. If flooding has previously occurred and is not disclosed by the seller, then a buyer could commence a claim for damages resulting from an misleading reply. The purchaser’s solicitors will also commission an enviro search. This should disclose whether there is any known flood risk. If so, more detailed inquiries will need to be initiated.

Me and my brother have a semi-detached Victorian house in Cotgrave. Conveyancing lawyer acted for me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching property. Is it worth asking HSBC Bank to clarify?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cotgrave and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing practitioner who conducted the conveyancing.

In what way can the Landlord & Tenant Act 1954 impact my commercial property in Cotgrave and how can your lawyers assist?

The particular law that you refer to gives protection to business tenants, giving them the right to make a request to court for a new tenancy and remain in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Cotgrave