Last January we completed a house move in Prestwich. We have since encountered a number of problems with the property which we suspect were omitted in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Prestwich?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Prestwich. Conveyancing searches and investigations initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor answers a document called a SPIF. If the information is inaccurate, you may have a misrepresentation claim against the seller 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 Prestwich.
Finally the sale completed on my house in Prestwich last February but our buyer keeps SMS messaging daily to moan that his solicitor needs to hear from myconveyancer. What should my lawyer have done following completion?
Following your sale your lawyer should send the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor must also confirm that the legal charge in favour of the lender has been discharged to the purchasers solicitors. There is unlikely to be post completion steps peculiar conveyancing in Prestwich.
When it comes to lenders such as Co-operative, do Prestwich conveyancers have to pay a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I had a mortgage agreed in principle with TSB. Prestwich conveyancing practitioners were chosen. What is the average time that one could expect to receive a mortgage offer from TSB?
Some lenders take longer than others. Have TSB conducted the valuation? Have you informed TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Prestwich solicitor on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I am purchasing a house and the solicitor has raised the issue of Chancel Repair to which the property may be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this really necessary for conveyancing in Prestwich
Unless a prior acquisition of the house completed post 12 October 2013 you could assume that lawyers carrying out conveyancing in Prestwich to remain encouraging a chancel search and or chancel repair liability insurance.
3 months have elapsed since my purchase conveyancing in Prestwich took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am a sole trader wishing to lease a unit on the high street. Can you recommend lawyers offering fixed costs for non-domestic conveyancing in Prestwich for less than 1500k?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Prestwich, including the disposal and purchase of businesses as well as simply property. Whether you are hoping to acquire or sell a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right lawyer. Regarding the costs these will vary based on the structure and terms of the proposed transaction. Let us have your contact information or phone us so that we may furnish you with a fixed commercial conveyancing quote.