The Morley conveyancing firm that I appointed last week on my house acquisition in Morley have without warning shut down. I only went with them because I needed a firm on the Coventry BS conveyancing panel and my family Morley lawyer was not. I issued them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Coventry BS 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 should be in a position to assist.
Me and my partner are buying a flat in Morley. It might be a silly question but how we can trust a lawyer? On completion day we will need to deposit money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Are all Morley Conveyancing Quality Solicitors on the Principality conveyancing list of approved practices?
A selection of lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
is it true that all Morley conveyancing solicitors on the Clydesdale conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be regulated by the SRA. Many lenders do allow licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
Should our lawyer be raising questions about flooding during the conveyancing in Morley.
Flooding is a growing risk for lawyers dealing with homes in Morley. Plenty of people will acquire a house in Morley, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to give advice on flood risk, however there are a number of searches that can be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Morley. The conventional set of information supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to find out whether the property has ever been flooded. In the event that the premises has been flooded in past which is not revealed by the seller, then a purchaser may commence a compensation claim as a result of such an misleading answer. The purchaser’s solicitors may also carry out an environmental report. This should indicate whether there is a recorded flood risk. If so, additional inquiries will need to be made.
Are there restrictive covenants that are commonly picked up during conveyancing in Morley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Morley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My partner has suggested that I use his conveyancers in Morley. Should I find my own conveyancer?
There are no two ways about it the best way to select a conveyancing solicitor is to have recommendations from friends or relatives who have previously instructed the firm you're are thinking of instructing.