Last March we completed a house move in Oakham. We have noticed several problems with the house which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been conducted as part of conveyancing in Oakham?
The question is not clear as what problems have arisen and if they are relate to conveyancing in Oakham. Conveyancing searches and investigations undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller completes a document known as a Seller’s Property Information Form. answers provided is misleading, then you may have a 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 Oakham.
Does a directory service exist listing Aldermore panel solicitors in Oakham on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association sites. Very few mortgage companies make their panel listings available online. Where you are seeking to appoint a Oakham property lawyer on the Aldermore please use our facility.
I am currently in the process of buying my council flat in Oakham. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I am selling my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being difficult. The Oakham solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My colleague recommended that if I am buying in Oakham I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Oakham conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Oakham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Oakham Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Oakham.
My wife and I have a renovated Georgian property in Oakham. Conveyancing lawyer acted for me and Britannia. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching property. Is it worth asking Britannia to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Oakham and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing practitioner who completed the work.
How does conveyancing in Oakham differ for newly converted properties?
Most buyers of new build or newly converted property in Oakham contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Oakham typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Oakham or who has acted in the same development.
My fiance and I are hoping to buy a 2 bedroom ground floor flatin Oakham with a mortgage from a mortgage company. We have selected a lawyer in Oakham but our mortgage company advise he's not listed on their "panel". It seems we have little choice but to instruct one of the our lender panel firms or stay with our Oakham solicitor and incur the extra legals for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our lender use our Oakham lawyer?
Unfortunately,no. The bank home loan offered to you is subject to conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. in the past, most lenders had large numbers of law firms on their panels, including many conveyancing solicitors in Oakham : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for your mortgage company.