My brother and I have just bought a property in Caerwys. We have since encountered a number of problems with the house which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been conducted for conveyancing in Caerwys?
The query is vague as what problems have arisen and if they are specific to conveyancing in Caerwys. Conveyancing searches and investigations undertaken as part of the buying process are supposed to help avoid problems. As part of the process, a property owner fills in a questionnaire referred to as a SPIF. If the information provided is incorrect, you could possibly take legal action 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 Caerwys.
Finally the sale completed on my house in Caerwys last October yet the purchaser is texting every few hours to moan that their solicitor is waiting to hear from mine. What should have happened following completion?
Following your sale your solicitor should forward the transfer deeds and all of the paperwork to the purchaser's lawyers. Where appropriate, your lawyer should also evidence that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There is unlikely to be post completion formalities just for conveyancing in Caerwys.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Caerwys?
There are many recorded licenced Conveyancers in Caerwys and Solicitor partnerships in Caerwys to choose from It is important to make clear that the two are regulated professionals specialising in the legal aspects of the home buying process. The two can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Two weeks ago we had a mortgage agreed in principle with RBS. Caerwys conveyancing practitioners have been appointed. How long does it take for RBS to forward the offer to the conveyancer?
There is no definitive answer here. Have RBS conducted the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my remortgage has taken place for my property in Caerwys. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have recentlybecome aware that Stirling Law have closed. They conducted my conveyancing in Caerwys for a purchase of a leasehold flat 10 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The easiest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Caerwys conveyancing specialists.
How does conveyancing in Caerwys differ for newly converted properties?
Most buyers of new build or newly converted property in Caerwys come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is built. This is because developers in Caerwys typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Caerwys or who has acted in the same development.
I need to instruct a conveyancing practitioner in Caerwys for my house move. Is there any facility to see a solicitor's complaints history with the legal regulator?
One can review presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA could recorded call for training reasons.