Last December we completed a house move in St Pancras. We have noticed several issues with the property which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in St Pancras?
The question is vague as what problems have arisen and if they are unique to conveyancing in St Pancras. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a form called a Seller’s Property Information Form. If the information provided is incorrect, 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 St Pancras.
Forgive me if this question is silly but I am new to the home buying as FTB of a two bedroom flat in St Pancras. Do I pick up the keys to the premises on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in St Pancras?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you will be called to receive the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.
Planning on purchasing a maisonette in St Pancras. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the St Pancras conveyancing practitioner is on the Co-operative conveyancing panel.
Virgin Money have agreed my mortgage in principle, my offer on a flat in St Pancras has been agreed to, what happens next?
The estate agent will wish to be advised as to your solicitor's details (ensure that the property lawyers are on the lender’s approved list). Contact Virgin Money or the broker and finalise any appropriate forms. Virgin Money will appoint a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Virgin Money will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in St Pancras.
Should our lawyer be making enquiries regarding flooding during the conveyancing in St Pancras.
Flooding is a growing risk for lawyers carrying out conveyancing in St Pancras. There are those who buy a house in St Pancras, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, however there are a various checks that can be carried out by the buyer or by their lawyers which can figure out the risks in St Pancras. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to discover if the premises has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the owner, then a purchaser may commence a legal claim for losses as a result of such an inaccurate response. The buyer’s lawyers may also commission an enviro search. This will disclose if there is any known flood risk. If so, additional investigations should be conducted.
five months have elapsed following my purchase conveyancing in St Pancras completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. 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 residence 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.
In searching the internet for the words cheap conveyancing in St Pancras it brings up numerous property lawyersin the area. How do I determine which is the right conveyancer for me?
The preferential way of finding a suitable conveyancer is through a trusted referral, so ask friends and relatives who have acquired a property in St Pancras or the reputable estate agent or mortgage broker. Charges for conveyancing in St Pancras differ, so it's sensible to secure a minimum of three costs illustrations from different property lawyers. Make sure that you clarify that the fees are fixed.
We are in the process of acquiring a flat in St Pancras. Can our conveyancer keep the amount we are are buying for a secret from the likes of Rightmove. How could this be done?
The Land Registry are legally obliged to specify price paid data on the official title for residential properties countrywide which includes properties in St Pancras. The register of title is an open document, so the Land Registry would be breaking the law if they did not permit access to the register.
You can make a request of HMLR to hide the price paid entry yet the answer will be a No.