Last February we completed a house move in Lightwater. We have noticed several problems with the property which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been ordered as part of conveyancing in Lightwater?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Lightwater. Conveyancing searches and investigations initiated as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, a seller answers a questionnaire called a SPIF. If the information turns out to be 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 Lightwater.
What is the first thing I need to know about purchase conveyancing in Lightwater?
Not many law firms or advisers will tell you this but conveyancing in Lightwater or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists an abundance of room for friction between you and other parties involved in the legal transfer of property. E.g., the vendor, selling agent and sometimes a bank. Selecting a solicitor for your conveyancing in Lightwater should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to look after your best interests and to keep you safe.
On occasion a potential adversary may try and persuade you that you should follow their advice. As an example, the estate agent may claim to be assisting by claiming that your solicitor is slow. Or your financial adviser may tell you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
What is your number one tip for choosing a conveyancing solicitor in Lightwater
It would be unwise to be tempted by the cheapest Lightwater conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am helping my mother sell her flat in Lightwater. Does the solicitor order the EPC or do I organise this?
After the abolition of Home Information Packs, EPC’s was maintained a required component of moving house. An energy assessment should be commissioned before the property is put on the market. This is not a task that solicitors normally organise. Where you are using a Lightwater conveyancing lawyer they may be willing to arrange EPC’s due to their contacts with reputable local energy assessors
I happen to be the sole recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Lightwater. Conveyancing formalities meant that the Land Registry date was in April. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship could be regarded the same way as though I had purchased the house in April. Is the property unsalable for six months?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How sensible a view lenders take of it, depend on the mortgage company as this requirement principally exists to capture subsales or the wholesaling and assigning of properties.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Lightwater?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Lightwater. 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…’
I have been sourcing a conveyancing solicitor in Lightwater for my house move. Can I see a solicitor's record with the legal regulator?
One may see presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.
Are the Lightwater conveyancing lawyers identified as being on the bank conveyancing panel, together with their details provided by the bank?
Lightwater law firm practices and firms conducting conveyancing in Lightwater themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the mortgage company directly.