My wife and I have just purchased a house in Stanwick. We have noticed several problems with the house which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Stanwick?
The question is not clear as to the nature of the problems and if they are relate to conveyancing in Stanwick. Conveyancing searches and due diligence initiated as part of the buying process are carried out to help avoid problems. As part of the process, the vendor answers a questionnaire referred to as a SPIF. If the information provided is incorrect, 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 Stanwick.
It is 10 years ago since I acquired my home in Stanwick. Conveyancing lawyers have recently been retained on the sale but I am unable to find the title deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be retained by your lender or they could be in the possession of the lawyers who acted in the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Stanwick involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
Can you point me to a directory of Aldermore panel solicitors in Stanwick on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of lenders make their panel listings visible online. Where you are seeking to appoint a Stanwick solicitor on the Aldermore please use our tool.
We have agreed to purchase a house in Stanwick. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?
Given that your lender is Nottingham your lawyer must comply with the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook contains minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Nottingham where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Stanwick.
After much negotiation I have agreed a price on an apartment in Stanwick. My mortgage broker pressured me to appoint their conveyancer. I paid an upfront payment of £150. A couple of days later, the lawyer contacted me to say that they were not on the Bank of Ireland 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 Bank of Ireland 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 have recentlyfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in Stanwick for a purchase of a leasehold apartment 9 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The quickest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Stanwick conveyancing specialists.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one close by in Stanwick I like with amenity areas and station nearby, however it's only got 61 years on the lease. There is not much else in Stanwick for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
New build sellers have suggested I use a conveyancer and I've received a quote from them. They are almost £250 cheaper than my preferred Stanwick solicitor. What's the catch?
Housebuilders normally have panels of conveyancing practitioners who expedite matters and who know the developer’s paperwork and solicitor. Plenty of developers offer an incentive to select a preferred solicitor for this reason, any increased cost can be avoided and a developer will not put forward a conveyancing factory and run the risk of having the conveyancing delayed when they need an exchange in 28 days. A counter-argument for not opting for the recommended solicitor is that they may be unwilling to 'push' your interests at the risk of alienating the developer. Where you have concerns that this may be the case you should remain with your local Stanwick conveyancer.