Last April we completed a house move in Fulford. We have noticed several problems with the house which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been carried out as part of conveyancing in Fulford?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Fulford. Conveyancing searches and due diligence undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a questionnaire referred to as a Seller’s Property Information Form. If the information turns out to be 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 Fulford.
The formalities of my remortgage has taken place for my property in Fulford. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
After shopping around on the internet I have found a Fulford lawyer having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Fulford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
UBS have agreed my home loan in principle, my bid on a house in Fulford has been accepted, now what?
The estate agent will want to be informed of your solicitor's details (ensure that the property lawyers are on the lender’s approved list). Call up UBS or your broker and finish off any relevant paperwork. UBS will instruct 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 fortnight for the mortgage offer to be issued. UBS will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Fulford.
What can a local search inform me about the house we're purchasing in Fulford?
Fulford conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every Fulford conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search will reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I'm buying my first flat in Fulford with the aid of help to buy. The sellers refused to reduce the price so I negotiated £7000 of extras instead. The estate agent suggested that I not disclose to my lawyer about the side-deal as it may affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Should I be suspicious that third parties that I am dealing with are suggesting an internet conveyancing firm rather than a local Fulford conveyancing company?
As is the case with many service providers, often referrals from connections can be most helpful. But there are many people with a vested interest in a conveyancing transaction; estate agents, financial adviser and banks might all suggest lawyers to instruct. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there exists a financial incentive behind the recommendation. You have the discretion to select your own conveyancer. However, bear in mind that most mortgage providers specify a panel list of conveyancers you are obliged to use for the mortgage related work in your transaction.
Am I best advised to use a Fulford conveyancing solicitor based in the vicinity that I am purchasing? We have a good friend who can execute the conveyancing however his firm is located 200miles drive away.
The benefit of a local Fulford conveyancing firm is that you can visit the firm 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 you know people who instructed your friend and they were impressed that must trump using an unknown Fulford conveyancing solicitor just because they are round the corner.