My partner and I have just bought a house in Nag's Head. We have since encountered a number of problems with the house which we suspect were overlooked in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Nag's Head?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Nag's Head. Conveyancing searches and due diligence undertaken during the buying process are designed to help avoid problems. As part of the process, a seller fills in a questionnaire called a Seller’s Property Information Form. 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 Nag's Head.
I am helping my mother sell her property in Nag's Head. Does the solicitor order an energy assessment or do I organise this?
After the abolition of Home Packs, energy performance certificates was left as a required element of selling a house. An energy performance certificate should be to hand prior to the property being advertised. It is not a task that lawyers normally arrange. If you are using a Nag's Head conveyancing lawyer they might be able to arrange energy assessments given their relationships with reputable local assessors
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Nag's Head lawyer on the TSB panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
After shopping around on the internet I have found a Nag's Head property lawyer having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Nag's Head surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I used Arc property Solicitors a few years past for my conveyancing in Nag's Head. I now require my papers however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Nag's Head 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.
How does the Landlord & Tenant Act 1954 impact my commercial offices in Nag's Head and how can you help?
The 1954 Act affords a safeguard to commercial leaseholders, granting the legal entitlement to apply to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and handle your commercial conveyancing in Nag's Head
I need to instruct a conveyancing practitioner in Nag's Head for my house move. Can I check a firm’s complaints history with the legal regulator?
One can find published Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded call for training requirements.
I have been recommended a conveyancing solicitor in Nag's Head. I need to find out if they are listed on the bank's conveyancing panel. Could you help?
You should phone your lawyer to enquire if they are on the bank's panel. If that does not help get in touch with us and we can investigate and revert. Should the firm not be on the lender panel we we can help find a reputable conveyancing solicitor in Nag's Head on the approved list for your mortgage company.