Last August we completed a house move in Totteridge. We have noticed several problems with the property which we consider were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Totteridge?
The query is not clear as what problems have arisen and if they are relate to conveyancing in Totteridge. 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, a seller completes a questionnaire called a Seller’s Property Information Form. If the information is incorrect, you could possibly take legal action 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 Totteridge.
Two weeks ago we had a mortgage agreed in principle with Coventry BS. Totteridge conveyancing lawyers are selected. How long does it take for Coventry BS to send the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Coventry BS completed the valuation? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being a right pain. The Totteridge solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Totteridge solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Totteridge postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Totteridge.
The deeds to our home can not be found. The conveyancers who handled the conveyancing in Totteridge 4 years ago have long since closed. What are my options?
As long as you have a registered title the information relating to your ownership will be held by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, find your house and get up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
How does conveyancing in Totteridge differ for newly converted properties?
Most buyers of new build or newly converted property in Totteridge approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Totteridge tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Totteridge or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Totteridge is the location of the property. Is there any advice you can give?
Flying freeholds in Totteridge are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Totteridge you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Totteridge may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In surfing the web for the words cheap conveyancing in Totteridge it reveals numerous conveyancerslocally. With so much choice what is the best way to find the right conveyancer for the sale of my house?
The preferential way of choosing the right conveyancer is via personal referral, so ask colleagues and those you trust who have acquired a property in Totteridge or the respected estate agent or financial adviser. Charges for conveyancing in Totteridge vary, so it's advisable to secure a minimum of three estimates from different law firms. Be sure to obtain confirmation that the costs are assured not to rise.