Last June we completed a house move in Alford. We have noticed several issues with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been carried out for conveyancing in Alford?
The query is not clear as what problems have arisen and if they are specific to conveyancing in Alford. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller completes a form known as a Seller’s Property Information Form. If the information provided is misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Alford.
My wife and I are buying a flat in Alford. I might seem paranoid but how we can trust a conveyancer? At some point we have to put funds into their account. What protection do 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.
Last month we had a mortgage agreed in principle with Bank of Ireland. Alford conveyancing practitioners were selected. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
There is no definitive answer here. Have Bank of Ireland conducted the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
It is unclear whether my bank requires a lease extension. I have called my Alford building society branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Alford conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their specific requirements. Who do I believe?
As long as the conveyancing practitioner is on the lender approved list, she or he must follow the CML Handbook provisions for the bank. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am close to exchanging contracts on the sale of our home in Alford and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers used an internet conveyancing outfit rather than a conveyancing solicitor in Alford. Having lived in Alford for many years we know that this is a non issue. Should we contact our local Authority to get clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
How difficult is it to swap conveyancer as I have to find one who is on the Coventry Building Society conveyancing panel. I hired a local conveyancing solicitor in Alford five minutes from me but the firm is not accepted by Coventry Building Society
It would be our pleasure to assist you find a conveyancing solicitor in Alford on the Coventry Building Society panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Alford. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Alford.
I own a leasehold house in Alford. Conveyancing and Chelsea Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Alford who previously acted has now retired. Do I pay?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Alford conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Alford Leasehold Conveyancing - Examples of Questions you should ask before Purchasing
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Is there a share of the freehold? Best to be warned if changing the roof or some other major work is pending to be shared between the leaseholders and will dramatically impact the level of the maintenance fees or require a specific payment. How many of the leaseholders are in arrears for their service charge payments?
Why do I have to provide my conveyancing practitioner with a list of items of ID ahead of starting selling or buying a property in Alford?
Alford conveyancers are duty bound by the Law Society, Solicitors Regulation Authority, HMLR and current Money Laundering legislation to certify that the have checked the identity of their clients. It is also sometimes a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, national insurance number and date of birth.