Last June we completed a house move in Anlaby. We have since encountered a number of problems with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out as part of conveyancing in Anlaby?
The query is vague as what problems have arisen and if they are relate to conveyancing in Anlaby. Conveyancing searches and due diligence undertaken during the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner completes a questionnaire referred to as a Seller’s Property Information Form. answers ends up being inaccurate, 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 Anlaby.
My grandmother passed away last year and as sole heir and executor I was left the house in Anlaby. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
After months of negotiation I have agreed a price on an apartment in Anlaby. My mortgage broker suggested a lawyer. I paid an advanced payment of £150. Not long after, the lawyer contacted me sheepishly admitting that they were not on the Kent Reliance 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 Kent Reliance 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 am selling my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being problematic. The Anlaby solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
My offer was accepted on an apartment in Anlaby on 14/9/2026, valuation was booked 2 days after, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Are Virgin Money entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
My wife and I are selling our home in Anlaby and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Anlaby lawyer would know this is not the case. It does beg the question why the purchasers are using a web based conveyancing outfit rather than a conveyancing solicitor in Anlaby. We have lived in Anlaby for 4 years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in Anlaby I like with open areas and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Anlaby suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage the remaining unexpired lease term will be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
My husband and I are new to the buying process - agreed a price, but the agent told us that the vendor will only issue a contract if we appoint their chosen lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in Anlaby
It is highly unlikely the sellers are driving this. Should the vendor want ‘a quick sale', alienating a genuine buyer is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are serious buyers (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)but you intend to appoint your own,trusted Anlaby conveyancing solicitors - not the ones that will provide the estate agent a kickback or achieve conveyancing targets demanded by head office.