My brother and I have just bought a property in Grimsby. We have noticed several problems with the house which we suspect were missed in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been carried out as part of conveyancing in Grimsby?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Grimsby. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the process, a property owner completes a questionnaire called a Seller’s Property Information Form. answers ends up being misleading, you may have a misrepresentation claim against the owner 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 Grimsby.
Finally the sale completed on my house in Grimsby last November but the buyer keeps whats apping daily to moan that their solicitor is waiting to hear from mine. What should have happened now that I have sold?
After completion of your disposal your conveyancer is duty bound to forward the transfer documentation and all additional paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also confirm that the mortgage has been repaid to the purchasers solicitors. There is unlikely to be post completion formalities peculiar conveyancing in Grimsby.
We're in Grimsby, FTBs purchasing with a mortgage (lender is Co-operative , and our lawyer is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Grimsby. Do I receive the keys to the house on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Grimsby?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you will be able to pick up the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
I am currently in the process of buying my council flat in Grimsby. I have a mortgage agreed with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
Completion of my purchase has taken place for my property in Grimsby. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Grimsby?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Grimsby. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Grimsby differ for newly converted properties?
Most buyers of new build property in Grimsby come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is constructed. This is because builders in Grimsby tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Grimsby or who has acted in the same development.