My partner and I have just acquired a property in Hirwaun. We have noticed several problems with the property which we suspect were omitted 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 Hirwaun?
The query is vague as what problems have arisen and if they are specific to conveyancing in Hirwaun. Conveyancing searches and investigations undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire called a SPIF. answers is inaccurate, you may have a misrepresentation 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 Hirwaun.
We are purchasing a property and the solicitor has identified Chancel Repair for which the house may be obligated to contribute to given it’s proximity to the area of such a church. He has suggested insurance. Is this really required for conveyancing in Hirwaun
Unless a previous acquisition of the property took place after 12 October 2013 you may expect solicitors carrying out conveyancing in Hirwaun to continue to propose a a chancel search and or insurance against a claim.
I'm buying a new build house in Hirwaun with a mortgage from Nottingham Building Society. The sellers refused to move on the price so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my lawyer about the extras as it could impact my loan with Nottingham Building Society. Should I keep quiet?.
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.
I was pointed in your direction by a few estate agents in Hirwaun to locate a solicitor on your site. What’s the financial upside for Estate Agents to recommend your lawyers rather than a competitor’s?
We refuse to make any commission for directing people in our direction. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
As co-executor for the will of my father I am selling a residence in Swansea but reside in Hirwaun. My conveyancer (based 235 miles awayrequires that I sign a stat dec before the transaction finalising. Could you suggest a conveyancing solicitor in Hirwaun to witness this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are based in Hirwaun
Midway through the sale of a leasehold flat in Hirwaun. Conveyancing lawyers are doing their job but we have been asked to pay an extortionate amount from the landlord. To date we have forked out £268 for a leasehold management pack and then another £118 for answers to questions supplied by the purchaser's lawyer.
You will not have any say over the extent of the bill for this information however the average fee for the information for Hirwaun leasehold premises is £380. For Hirwaun conveyancing deals it is usual for the vendor to cover the costs. The freeholder or their agents are not duty bound to answer these questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no legislation that requires set fees for administrative tasks. Neither is there any prescriptive time limit by which they are duty bound to provide answers.