Last January we completed a house move in West Kirby. We have noticed several problems with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been conducted for conveyancing in West Kirby?
The query is vague as what problems have arisen and if they are unique to conveyancing in West Kirby. Conveyancing searches and due diligence undertaken during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire referred to as a Seller’s Property Information Form. If the information provided is misleading, 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 West Kirby.
What is the difference between a licensed conveyancer and conveyancing solicitor in West Kirby
There are many recorded licenced Conveyancers in West Kirby and Solicitor partnerships in West Kirby who can help with your conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Is it correct that all West Kirby CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved practices?
A selection of lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
My wife and I have arranged the release of further monies on our home loan from Santander as we intend to carry out a loft conversion to our home in West Kirby. Are we obliged to appoint a nearby West Kirby solicitor on the Santander conveyancing panel to deal with the legals?
Santander do not ordinarily require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
What will a local search reveal about the property we're purchasing in West Kirby?
West Kirby conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search plays a central part in most West Kirby conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I am purchasing a new build house in West Kirby with the aid of help to buy. The developers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not reveal to my conveyancer about the extras as it could jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I was recommended by three or four local property agents in West Kirby to select a property lawyer using your seach tool. Is there a financial advantage for Estate Agents to promote your lawyers ahead of another?
We don’t give any referral fee for directing people to this site. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My lawyers in West Kirby have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.