Last September we completed a house move in Empingham. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Empingham?
The query is not clear as to the nature of the problems and if they are unique to conveyancing in Empingham. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, a seller answers a questionnaire referred to as a Seller’s Property Information Form. If the information proves to be incorrect, then you may have a claim against the seller 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 Empingham.
It is 10 years ago since I acquired my property in Empingham. Conveyancing solicitors have recently been instructed on the sale but I can't find my title deeds. Is this a major issue?
Don’t worry too much. First there is a chance that the deeds will be kept by the mortgage company or they may be in the possession of the lawyers who oversaw your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Empingham involves registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
There is lots of here concerning conveyancing in Empingham but can you isolate your top tip for appointing the right conveyancer in Empingham
It would be unwise to be swayed by the lowest Empingham conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
We are getting the release of further funds on our mortgage from Skipton as we intend to conduct renovations to our home in Empingham. Are we obliged to choose a nearby Empingham solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton don't usually instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
I had an offer accepted on an apartment in Empingham on 18/11/2025, valuation was booked five days after, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
My partner and I are downsizing from our house in Empingham and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a national conveyancing outfit rather than a conveyancing solicitor in Empingham. Having lived in Empingham for three years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I am purchasing my first flat in Empingham with a mortgage from Alliance & Leicester . The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not inform my lawyer about this deal as it would impact my loan with Alliance & Leicester . Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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 opted to have a survey done on a house in Empingham ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may not give a loan on such a property.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you contact us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Empingham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Empingham to see if the conveyancing costs will increase in light of this.