Me and my partner are purchasing a 2 bedroom apartment in Woodhouse and Handsworth with a mortgage. We would like to retain our Woodhouse and Handsworth lawyer, however the mortgage company advise she’s not on their "panel". It appears that we have no option but to use one of the lender panel solicitors or retain our Woodhouse and Handsworth solicitor and pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Woodhouse and Handsworth conveyancing lawyer to apply to be on the conveyancing panel.
Last April we completed a house move in Woodhouse and Handsworth. We have noticed several problems with the house which we suspect 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 Woodhouse and Handsworth?
The query is not clear as what problems have arisen and if they are specific to conveyancing in Woodhouse and Handsworth. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner fills in a questionnaire known as a SPIF. If the information provided is incorrect, then you may have a claim 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 Woodhouse and Handsworth.
My wife and I purchasing a victorian detached house in Woodhouse and Handsworth. The intention is to an extension at the rear at the house.Will the conveyancing process include enquiries to determine if these works are allowed?
Your conveyancer will review the registered title as conveyancing in Woodhouse and Handsworth can sometimes identify restrictions in the title deeds which prohibit categories of works or need the consent of another owner. Some extensions call for local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
After much negotiation I have agreed a price on a house in Woodhouse and Handsworth. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. A few days later, the property lawyer contacted me sheepishly admitting that they were not on the Skipton 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 Skipton 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.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Woodhouse and Handsworth solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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. You may wish to consider appointing your own Woodhouse and Handsworth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
A friend recommended that where I am purchasing in Woodhouse and Handsworth I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Woodhouse and Handsworth conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Woodhouse and Handsworth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Woodhouse and Handsworth Education with maps and statistics, Local Amenities and other useful information concerning Woodhouse and Handsworth.
2 months have gone by following my purchase conveyancing in Woodhouse and Handsworth concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. 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 asset 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.
We are soon to buying a flat in Woodhouse and Handsworth. Conveyancing is not complete but we wish to have our purchase price a secret from the likes of Zoopla. what can I do to make sure this is not disclosed?
HMLR by statute are required to specify price paid information on a register of the title for residential properties countrywide including properties in Woodhouse and Handsworth. The Title Register is an open document, so HM Land Registry would be breaking the law excluded specific homes such as the property in Woodhouse and Handsworth.
In essence you can ask HM Land Registry to hide the price paid data yet the response will be in the negative.