My partner and I have lately bought a property in Ardleigh Green. We have noticed several issues with the house which we suspect were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Ardleigh Green?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Ardleigh Green. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the process, the vendor fills in a form referred to as a SPIF. answers is incorrect, then you may have a claim against the vendor 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 Ardleigh Green.
I am considering mortgaging my flat in Ardleigh Green, does my lawyer need to be on the Coventry BS Solicitor panel?
In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Please help - my lawyer says that flying freehold insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Ardleigh Green?
The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
The mortgage over my property is with Yorkshire BS for my property in Ardleigh Green. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
Your original mortgage agreement with Yorkshire BS will provide that you need their approval before letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel lawyer.
The formalities of my remortgage has taken place for my property in Ardleigh Green. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a house in Ardleigh Green? or Apparently there is a law dating back centuries that could mean that house owners living in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this suitable for conveyancing in Ardleigh Green?
Unless a prior acquisition of the house took place after 12 October 2013 you can expect solicitors carrying out conveyancing in Ardleigh Green to continue to propose a a chancel search and or chancel repair liability insurance.
I have been on the look out for a ground for flat up to £195,000 and found one close by in Ardleigh Green I like with a park and station nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Ardleigh Green for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan that many years will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
I have noted on a number of online forums that before choosing a conveyancing solicitors they need approved by your bank. This is my first house move but I have an offer in principle with Nat West Bank and I already have a high street conveyancing lawyer in Ardleigh Green on standby. Will Birmingham Midhshires require an approved lawyer to be selected? If so, where can I find that list so I can pick a conveyancing lawyer in Ardleigh Green?
You need to use a solicitor that is on the Birmingham Midhshires panel. Just ring your chosen Ardleigh Green conveyancing lawyer to check if they are on the Birmingham Midhshires panel. If they are not on the panel you have numerous options available to you here:
- Proceed with your chosen Ardleigh Green solicitor but Birmingham Midhshires will undoubtedly use a conveyancing practitioner on their approved panel. This will result in additional fees and probable frustration.
- Appoint a new lawyer to conduct the conveyancing, not forgetting to check that they are on the Birmingham Midhshires conveyancing panel.
- Appeal to your solicitor to seek to join the mortgage company panel.