My brother and I have recently bought a house in Caernarfon. We have since encountered a number of problems with the property which we consider were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been conducted as part of conveyancing in Caernarfon?
The query is vague as to the nature of the problems and if they are unique to conveyancing in Caernarfon. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a seller answers a form called a Seller’s Property Information Form. answers ends up being misleading, 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 Caernarfon.
The Caernarfon conveyancing firm that just started acting on my purchase in Caernarfon have without warning closed. I only went with them because I needed a solicitor on the Barclays conveyancing panel and my preferred Caernarfon lawyer was not. I sent them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
I am due to move house in June. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you suggest a removal company in Caernarfon. Conveyancing firm was found prior to coming across your site.
On the day of completion you can pick up the house keys from the property agent however this can only take place after the sellers lawyers confirm to the agent that they have the completion monies and the keys can be handed over. Subsequently you will need to inform the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you locate a conveyancing in Caernarfon or a solicitor that specialises in conveyancing in Caernarfon.
I have decided to exercise my right to buy my property in Caernarfon off the council. I have a mortgage offer with Yorkshire BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
After months of negotiation I have agreed a price on an apartment in Caernarfon. My mortgage broker suggested a conveyancer. I paid an upfront payment of £200. A couple of days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Co-operative 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 Co-operative 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.
A colleague recommended that where I am purchasing in Caernarfon I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Caernarfon conveyancing searches. It is a large document of more than thirty pages, listing and detailing important information about Caernarfon around the property and the people living there. It includes 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, Local Education with plans and statistics, Local Amenities and other useful data concerning Caernarfon.
Are there restrictive covenants that are commonly picked up during conveyancing in Caernarfon?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Caernarfon. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am thinking of appointing a conveyancing lawyer in Caernarfon for my house move. Is it possible to see a solicitor's complaints history with the legal regulator?
Members of the public may search for published Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training purposes.