My brother and I have just acquired a house in Lixwm. We have since encountered a number of problems with the house which we consider were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been conducted as part of conveyancing in Lixwm?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Lixwm. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the process, a seller answers a form called a SPIF. If the information ends up being inaccurate, then you may have a 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 Lixwm.
Our lender has recommended solicitors on their panel based in Lixwm but I would rather use a conveyancing lawyer in Lixwm round the corner to me. Can you assist?
The minority of Lixwm conveyancing practitioners are approved and listed on all banks conveyancing panel. Use our search tool to identify a Lixwm conveyancing solicitor on the on the lender panel.
There are numerous conveyancing solicitors in Lixwm but how do I know who I should use?
It would be unwise to be swayed by the lowest Lixwm conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. 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 expecting a AIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Lixwm solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Lixwm solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
It is unclear whether my lender requires a lease extension. I have called my Lixwm building society branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Lixwm conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend in accordance with their specific requirements. Who do I believe?
Your lawyer must follow the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling our house in Lixwm and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Lixwm conveyancer would know this is not the case. For the life of me I don't know why the buyers used a factory type conveyancing outfit as opposed to a conveyancing solicitor in Lixwm. We have lived in Lixwm for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I used Action Conveyancing several years ago for my conveyancing in Lixwm. Now, I need the files but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lixwm of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm converting the mortgage on my existing property to a BTL loan with Nationwide Building Society and I will use the ballance of the raised equity as a deposit on further property. The neighborhood we are looking at is Lixwm. Will your solicitors be able to act for the two banks and tie in the conveyances?
Do use our comparison tool on this site to ensure that the conveyancers are on the appropriate lender panels. On the basis that they are the lawyer should be able to connect the two conveyancing matters but you should have a chat with you lawyer and make apparent your expectations and requirements.