My wife and I have recently bought a house in Chertsey. We have noticed several problems with the house which we consider were overlooked in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been conducted for conveyancing in Chertsey?
The question is vague as what problems have arisen and if they are unique to conveyancing in Chertsey. Conveyancing searches and investigations undertaken during the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller completes a questionnaire called a SPIF. answers provided is incorrect, you may have a misrepresentation 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 Chertsey.
My Conveyancer in Chertsey is not listed on the Britannia Approved Panel. Is it possible for me to retain my prefered solicitor even though they are not on the Britannia panel of approved conveyancing solicitors?
The limited options available to you here include:
- Carry on with your preferred Chertsey lawyers but Britannia will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the overall conveyancing fees as well as cause frustration.
- Get an alternative solicitor to act in the purchase, remembering to check they are Britannia approved.
- Try to convince your Britannia based solicitor to seek to join the Britannia panel
We had appointed conveyancing lawyers based in Chertsey on the UBS solicitor panel. They are now charging me an additional charge for dealing with the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by UBS but by your Chertsey conveyancer. Numerous firms on the UBS panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being a right pain. The Chertsey solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
About to purchase maisonette in Chertsey. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Chertsey lawyer is on the HSBC conveyancing panel.
Over the last few months I have been searching for a flat up to £245,000 and found one close by in Chertsey I like with a park and station in the vicinity, the downside is that it only has 61 remaining years left on the lease. There is not much else in Chertsey for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan that many years will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
My husband and I are 18 days into a leasehold purchase having been recommend to solicitors by the selling agent to carry out the conveyancing in Chertsey. I am am very disappointed with the level of service. Can you you assist me in finding new conveyancers?
They would have to be very bad to suggest replacing them. Has your loan offer been sent? If so you will need to inform them of the new contact details and have the offer are re-sent. Your conveyancer should be on the lenders panel to avoid added costs and complications. So that should be your first question of the new solicitors. The find a solicitor tool will assist you in finding a lender approved lawyer for your conveyancing in Chertsey
When it comes to my conveyancing in Chertsey should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Chertsey conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.