Last February we completed a house move in Swanscombe. We have noticed several problems with the house which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Swanscombe?
The question is not clear as what problems have arisen and if they are unique to conveyancing in Swanscombe. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor answers a questionnaire called a Seller’s Property Information Form. If the information provided is incorrect, you could possibly take legal action 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 Swanscombe.
Our bank has recommended solicitors on their panel based in Swanscombe but I would rather instruct a conveyancing lawyer in Swanscombe or nearer to where I live. Can you help?
The minority of Swanscombe conveyancing practices are approved and listed on all banks conveyancing panel. Do make use of the above find an approved solicitor tool to find a Swanscombe conveyancing firm on the on the mortgage company panel.
Should my lawyer be making enquiries concerning flooding as part of the conveyancing in Swanscombe.
Flooding is a growing risk for solicitors dealing with homes in Swanscombe. Some people will buy a house in Swanscombe, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a various searches that may be undertaken by the purchaser or by their solicitors which can give them a better understanding of the risks in Swanscombe. The conventional set of information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to find out if the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the owner, then a buyer may issue a claim for damages as a result of such an inaccurate reply. The buyer’s solicitors may also conduct an enviro search. This will higlight if there is any known flood risk. If so, more detailed inquiries will need to be made.
My wife and I own a renovated Georgian house in Swanscombe. Conveyancing solicitor represented me and Yorkshire Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the matching address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Swanscombe and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing practitioner who conducted the purchase.
Given that I will soon part with hundreds of thousands of pounds on a garden flat in Swanscombe I would like to talk to a conveyancer about myconveyancing prior to instructing the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your conveyancing in Swanscombe.There is no ‘factory style conveyancing’ - each client is unique person, not a matter reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Swanscombe should be the amount on the final invoice that you end up paying.
My husband and I are new to the buying process - had an offer accepted, yet the estate agent informed us that the seller will only move forward if we use their recommended solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor used to conveyancing in Swanscombe
We suspect that the seller is not behind this demand. Should the seller require ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Speak to the vendors direct and make sure they comprehend that (a)you are genuine purchasers (b)you are ready to progress, with finances arranged © you do not need to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Swanscombe conveyancing firm - not the ones that will provide the negotiator at the agency a referral fee or hit his conveyancing figures set by head office.