My partner and I have lately bought a house in Burnham On Crouch. We have noticed several issues with the property which we suspect were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been ordered as part of conveyancing in Burnham On Crouch?
The query is not clear as what problems have arisen and if they are unique to conveyancing in Burnham On Crouch. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a form called a Seller’s Property Information Form. If the information proves to be incorrect, 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 Burnham On Crouch.
Do banks and building societies provide you with an approved list of Burnham On Crouch conveyancing solicitors? How do you know who is on the Kent Reliance conveyancing panel?
Burnham On Crouch conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
What happens if my lawyer’s firm is expelled from the UBS Conveyancing panel ahead of completing my conveyancing in Burnham On Crouch?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Is it correct that all Burnham On Crouch CQS (Conveyancing Quality Scheme) solicitors are on the Nationwide conveyancing list of approved firms?
Some major banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
Can you point me to a directory of Leeds Building Society panel solicitors in Burnham On Crouch on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings visible over the internet. Where you are in need of a Burnham On Crouch conveyancer on the Leeds Building Society please use our tool.
We previously selected solicitors located in Burnham On Crouch on the Lloyds solicitor panel. They are now charging me a separate fee for the legal aspects of the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer is entitled to charge a fee for this. This charge is not dictated by Lloyds but by your Burnham On Crouch solicitor. Plenty of firms on the Lloyds panel will charge an ‘acting for lender’ fee but some practices include it on their overall fee.
I decided to have a survey done on a house in Burnham On Crouch prior to instructing conveyancers. I have been told that there is a flying freehold element to the property. My surveyor has said that some mortgage companies tend refuse to give a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Burnham On Crouch. Conveyancing will be smoother if you use a solicitor in Burnham On Crouch especially if they are familiar with such properties in Burnham On Crouch.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Burnham On Crouch and how can your lawyers assist?
The particular law that you refer to affords a safeguard to commercial tenants, granting the right to make a request to court for a new tenancy and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Burnham On Crouch