My partner and I have just acquired a property in Calcot. We have since encountered a number of issues with the house which we consider were overlooked in the conveyancing searches. What action can we take? What searches should? have been conducted for conveyancing in Calcot?
The question is vague as to the nature of the problems and if they are specific to conveyancing in Calcot. Conveyancing searches and investigations initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a seller fills in a document known as a SPIF. answers ends up being misleading, 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 Calcot.
Is it correct that all Calcot CQS (Conveyancing Quality Scheme) solicitors are on the Clydesdale conveyancing list of approved practices?
It is true that some banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
Two weeks ago we had a mortgage agreed in principle with Barclays. Calcot conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Barclays?
Some lenders take longer than others. Have Barclays completed the valuation? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Nottingham have agreed my mortgage in principle, my offer on a flat in Calcot has been agreed to, what happens next?
The estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Telephone Nottingham or your broker and finalise any relevant documentation. Nottingham will appoint a valuer who will get in contact with the selling agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes about a week for the mortgage offer to be issued. Nottingham will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Calcot.
My wife and I purchased a 4 bedroom Edwardian house in Calcot. Conveyancing solicitor acted for me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching address. Is it worth asking Accord Mortgages Ltd to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Calcot and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who conducted the purchase.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Calcot is where the house is located. Can you offer any opinion?
Flying freeholds in Calcot are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Calcot you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Calcot may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How do I locate a Calcot law firm on the Birmingham Midshires conveyancing panel? I am a keen cyclist and am willing to travel upto 25kilometers to meet the conveyancer.
You can use the search on this website. Please pick a mortgage company and your location and you will see a number of Calcot conveyancing lawyers based on proximity. We have listed some Calcot conveyancing firms towards the end of this page and you can call them to check whether they are on the Birmingham Midshires member panel
My partner has suggested that I use his conveyancers in Calcot. Do I take his advice?
There are no two ways about it the best way to choose a conveyancing solicitor is to get guidance from friends or family who have actually previously instructed the firm that you are are thinking of instructing.