My partner and I have just bought a house in Locks Heath. We have since encountered a number of problems with the house which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been conducted for conveyancing in Locks Heath?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Locks Heath. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire known as a SPIF. answers 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 Locks Heath.
We see that you have a search directory listing solicitors on the Leeds Building Society conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Locks Heath?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Locks Heath.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Locks Heath. The house had a small mortgage left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
If you intend to re-mortgage then RBS will insist on your using a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
I need some fast conveyancing in Locks Heath as I am faced with pressure to sign on the dotted line in less than 3 weeks. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a mortgage free buyer you are at liberty not to do searches although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Locks Heath the following are examples of issues that can crop up and therefore impact future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Road Schemes,...
I'm purchasing my first flat in Locks Heath with a loan from Bank of Ireland. The builders would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not reveal to my solicitor about the side-deal as it could adversely affect my loan with Bank of Ireland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Are there any apps to help locate a Locks Heath law firm on the Nationwide Building Society conveyancing panel? I have wheels and am prepared to travel upto 20kilometers to meet the conveyancer.
Feel free to make use of the tool on this website. Please choose the lender and your location and you will see a number of Locks Heath conveyancing lawyers locally. We have detailed some Locks Heath conveyancing firms at the bottom of this page and you can contact them to verify whether they are on the Nationwide Building Society approved list