Last January we completed a house move in Plaistow. We have noticed several problems with the house which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been ordered for conveyancing in Plaistow?
The question is vague as to the nature of the problems and if they are unique to conveyancing in Plaistow. Conveyancing searches and due diligence initiated as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a document called a SPIF. answers provided is misleading, you may have a misrepresentation 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 Plaistow.
We see that you have a post code search directory listing solicitors on the Leeds Building Society conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Plaistow?
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 Plaistow.
Will commercial conveyancing searches disclose impending roadworks that may impact a commercial estate in Plaistow?
Its becoming the norm that commercial conveyancing solicitors in Plaistow will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Plaistow. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Plaistow.
For each commercial conveyancing transaction in Plaistow it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Plaistow commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Plaistow.
About to purchase a new build apartment in Plaistow. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Plaistow
Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Due to the guidance of my in-laws I had a survey completed on a property in Plaistow prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some banks may not give a loan on such a premises.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Plaistow. Conveyancing may be slightly more expensive based on your lender's requirements.
My step-son is about to join the property ladder, he had his mortgage in principle. When the offer was accepted on house we contacted the lender to progress the mortgage application. We were disappointed to learn that mortgage lenders do not accept all solicitor, they have to be on a list, is this correct?
Banks ordinarily restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Plaistow property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.