My wife and I have lately acquired a property in Sawtry. We have noticed several issues with the house which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been carried out for conveyancing in Sawtry?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Sawtry. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor answers a form referred to as a Seller’s Property Information Form. If the information turns out to be misleading, you could possibly take legal action 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 Sawtry.
I am assisting my step-mother sell her house in Sawtry. Will the solicitor commission the energy performance certificate or it is for the owner to see to?
After the demise of Home Packs, EPC’s was retained a required element of moving property. An EPC needs to be commissioned prior to the property being marketed. It is not something that solicitors normally organise. Where you are using a Sawtry conveyancing practitioner they might help arrange EPC’s due to their relationships with long established local assessors
After much negotiation I have agreed a price on a house in Sawtry. My financial adviser suggested a conveyancer. I paid an upfront payment of £200. A few days later, the solicitor called me to say that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being problematic. The Sawtry solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
Should my solicitor be asking questions concerning flooding during the conveyancing in Sawtry.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Sawtry. There are those who buy a property in Sawtry, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, but there are a numerous checks that can be carried out by the buyer or by their conveyancers which will figure out the risks in Sawtry. The standard property information forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to find out whether the property has suffered from flooding. If flooding has previously occurred which is not revealed by the vendor, then a buyer may bring a claim for damages resulting from an misleading reply. A purchaser’s conveyancers will also conduct an environmental report. This will indicate if there is any known flood risk. If so, additional inquiries will need to be carried out.
Due to the advice of my in-laws I had a survey completed on a property in Sawtry prior to instructing lawyers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some banks tend refuse to give a loan on such a property.
It depends who your proposed lender is. HSBC has different instructions for example to Halifax. If you e-mail us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Sawtry. Conveyancing may be slightly more expensive based on your lender's requirements.
Hoping to buy a property located in Sawtry and I am already nervous. I couldn't find anything specific about Sawtry. Conveyancing will be needed in due course but do you know about the Sawtry area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Sawtry. In the meantime here are some basic statistics that we found
I have miscalculated my finances and am a few thousand pounds short a 10% deposit on my house purchase in Sawtry , but I am keen exchange. Do I have options?
One option is to try and accept a smaller deposit. Most sellers will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second