Last December we completed a house move in Brewood. We have noticed several problems with the house which we consider were missed in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Brewood?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Brewood. Conveyancing searches and due diligence undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor answers a document referred to as a Seller’s Property Information Form. answers provided is incorrect, 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 Brewood.
Can your site be used to recommend a Conveyancing solicitor in Brewood even where I’m not buying or disposing of a house, for example where I want to acquire an office in Brewood with a loan from Lloyds TSB Bank?
Our search tool is predominantly used to locate residential conveyancing solicitors in Brewood but we have listed towards the end of this page some Brewood commercial conveyancing firms. You will need to enquire with the solicitors directly to establish if they can also act for Lloyds TSB Bank
My grandfather passed away six months ago and as sole heir and executor I was left the property in Brewood. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this possible?
Given you plan to refinance then Nottingham will insist on your using a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
We were going to get a DIP from Clydesdale this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Brewood solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Brewood solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
After much negotiation I have agreed a price on an apartment in Brewood. My financial adviser suggested a property lawyer. I paid an advanced payment of £225. A couple of days later, the conveyancer contacted me to say that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being difficult. The Brewood solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm purchasing my first flat in Brewood with a mortgage from Godiva Mortgages Ltd. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not reveal to my solicitor about this extras as it would adversely affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been advised by a number of selling agents in Brewood to locate a solicitor using your seach tool. What’s the financial upside for Estate Agents to promote your lawyers ahead of alternative conveyancing organisations?
We refuse to offer any referral fee for pointing buyers and sellers our way. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.