Last August we completed a house move in Dymock. We have since encountered a number of issues with the property which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been conducted as part of conveyancing in Dymock?
The query is vague as to the nature of the problems and if they are specific to conveyancing in Dymock. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner answers a form known as a SPIF. answers provided is misleading, you could possibly take legal action 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 Dymock.
We had instructed conveyancing lawyers based in Dymock on the Bank of Ireland solicitor panel. They have just invoiced me an additional amount for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. The charge is not dictated by Bank of Ireland but by your Dymock property lawyer. Some firms on the Bank of Ireland panel will levy an ‘acting for lender’ fee and others do not.
I currently have a mortgage with Lloyds for my property in Dymock. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
You must advise Lloyds in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds 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 Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel firm.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Dymock bank branch on a couple of occasions and was reassured it wasn't a problem and they would lend. My Dymock conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the property lawyer is on the mortgage company panel, she or he must adhere to the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Will my conveyancer be raising enquiries concerning flooding as part of the conveyancing in Dymock.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Dymock. Some people will buy a house in Dymock, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a various searches that can be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Dymock. The standard completed inquiry forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to discover if the premises has historically flooded. In the event that the property has been flooded in past which is not disclosed by the vendor, then a buyer could commence a legal claim for losses stemming from an inaccurate reply. A buyer’s lawyers may also commission an environmental search. This should reveal whether there is any known flood risk. If so, further investigations will need to be carried out.
five months have elapsed since my purchase conveyancing in Dymock took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am selling my house. My previous solicitors closed down. It would be helpful to have a recommendation of a conveyancing firm. Im based in Dymock if that makes things easier.
Do use our search tool to help you choose a solicitor for your conveyancing in Dymock. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
Can I establish who owns a property in Dymock?
On the basis that the premises is recorded at the Land Registry, and you have sufficient specifics of the location of the premises, you should be able to see details from the the Land Registry of the registered owner for a for less than a fiver.