Last June we completed a house move in Belmont. We have since encountered a number of problems with the property which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been carried out for conveyancing in Belmont?
The question is vague as what problems have arisen and if they are unique to conveyancing in Belmont. Conveyancing searches and investigations 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 form called a Seller’s Property Information Form. If the information is inaccurate, you may have a misrepresentation 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 Belmont.
My wife and I are purchasing a flat in Belmont. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to put funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with Nationwide. I assume I don't need a Belmont lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Belmont bank branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Belmont conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they will not lend in accordance with their published requirements. I simply don't know who is right.
Your property lawyer must follow the CML Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I used Arc property Solicitors a few years past for my conveyancing in Belmont. Now, I need the files but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Belmont of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm remortgaging my existing home to a buy to let loan with Norwich and Peterborough Building Society and intend to use the remaining equity as a deposit on a second property. The neighborhood we are looking at is Belmont. Will your solicitors be able to act for the two banks and tie in the conveyances?
Do use our comparison tool on this site to check that the conveyancers are on the relevant lender panels. Having checked that they are your solicitor will be able to connect the two transactions but you should have a chat with you conveyancer and specify your desired outcome and requirements.
I am four weeks into a residential purchase having been directed to solicitors by the high street agent to handle our conveyancing in Belmont. We are not happy. Can you you assist me in finding new lawyers?
They would need to be very bad in order to consider changing them. Has the mortgage been generated? In the event that it has you need to advise them of the new contact details and get the mortgage documents are issued to the new lawyers. Your new solicitor ideally should be on the lenders panel to avoid added expenses and complications. So that should be your first question of the new conveyancers. The find a solicitor tool will help you find a bank approved conveyancer for your home move in Belmont
What are the specific advantages to instructing a high street solicitor in Belmont
Plenty of house movers in Belmont decide on using a nearby high street conveyancing practitioner so that they can visit just in case they have questions, and to collect documents rather than relying on the Royal Mail.
One could allege that there is a slight edge when opting for a solicitor nearby to a premises you are purchasing, due to the knowledge of the region and possible local issues - yet this is moot. The majority of conveyancers undertaking their work via the web and may be anywhere in the world.