Last July we completed a house move in Harlech. We have since encountered a number of issues with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out as part of conveyancing in Harlech?
The question is not clear as to the nature of the problems and if they are specific to conveyancing in Harlech. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner completes a form called a Seller’s Property Information Form. If the information is 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 Harlech.
It is 10 years ago since I bought my house in Harlech. Conveyancing lawyers have just been appointed on the sale but I can't find my title deeds. Is this a problem?
Don’t worry too much. First the deeds may be retained by the mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Harlech relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
The Harlech conveyancing lawyers that I appointed last week on my purchase in Harlech have without warning shut down. They were on acting for me because I had to have a lawyer on the Virgin Money conveyancing panel and my previous Harlech lawyer was not. I sent them a cheque for two hundred pounds in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Just bought a detached house in Harlech , What is the estimated time for the Land Registry to register my ownership? My Harlech conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are concluded.
As far as conveyancing in Harlech registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. Currently in the region of 80% of such applications are fully addressed within two weeks but occasionally there can be extensive hold-ups. Registration occurs after the buyer is living at the premises therefore 'speed' is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
I am downsizing from my house. My former conveyancers closed down. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Harlech if that makes a difference.
Please use our search tool to help you choose a solicitor for your conveyancing in Harlech. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I am using a search engine for the term conveyancing in Harlech it shows results of many solicitorsin the area. With so much choice what is the best way to find the right conveyancer for the sale of my house?
The preferential way of finding the right conveyancer is via personal recommendation, so ask colleagues and family who have acquired a property in Harlech or the local estate agent or financial adviser. Fees for conveyancing in Harlech differ, so it's a good idea to request a minimum of three quotes from different solicitors. Be sure to secure confirmation that the fees are fixed.