Last May we completed a house move in Flamborough. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Flamborough?
The query is not clear as to the nature of the problems and if they are relate to conveyancing in Flamborough. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the process, a property owner completes a document referred to as a Seller’s Property Information Form. If the information proves to be incorrect, 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 Flamborough.
Are the Flamborough conveyancing solicitors identified as being on the Yorkshire BS conveyancing panel, together with their details provided by Yorkshire BS?
Flamborough conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
Last month we had a mortgage agreed in principle with Nottingham. Flamborough conveyancing practitioners were selected. How long does it take for Nottingham to issue the offer to the conveyancer?
There is no definitive answer here. Have Nottingham completed the survey? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I currently have a mortgage with Kent Reliance for my property in Flamborough. Conveyancing was finalised months ago. In the event that I decide 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 Kent Reliance?
Your original mortgage agreement with Kent Reliance will provide that you need their approval before letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent 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 Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
UBS have agreed my home loan in principle, my offer on a property in Flamborough has been agreed to, now what?
Your property agent will want to know who your solicitors are (be sure the lawyers are on the bank’s approved list). Contact UBS or the financial adviser and finish off any relevant paperwork. UBS will sellect a valuer who will get in contact with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. UBS will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Flamborough.
My wife and I purchased a 4 bedroom Georgian property in Flamborough. Conveyancing solicitor represented me and HSBC Bank. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be 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 Flamborough and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing solicitor who conducted the work.
I opted to have a survey done on a property in Flamborough ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies will refuse to grant a loan on a flying freehold property.
It depends who your proposed lender is. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Flamborough. Conveyancing will be smoother if you use a solicitor in Flamborough especially if they regularly deal with such properties in Flamborough.
Am I best advised to appoint a Flamborough conveyancing practitioner in close proximity to the house I am buying? We have a good friend who can execute the legal formalities however they are based approximately 350miles away.
The primary upside of using a local Flamborough conveyancing practice is that you can drop in to execute documents, hand in your identification documents and apply pressure on them if necessary. They will also have local insight which is a bonus. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were content that should surpass using an unfamiliar Flamborough conveyancing lawyer just because they are based in the area.