Am I correct in assuming that the fact that my conveyancer in Cimla is not on my bank's solicitor panel that there is a problem with the standard of the firm’s work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Cimla conveyancing practice and enquire why they are no longer on the approved list for your bank.
Last May we completed a house move in Cimla. We have noticed several issues with the house which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Cimla?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Cimla. Conveyancing searches and investigations undertaken during the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner fills in a form known as a SPIF. If the information ends up being 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 Cimla.
It is a dozen years since I acquired my home in Cimla. Conveyancing solicitors have recently been instructed on the sale but I can't locate the title deeds. Is this a problem?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by the mortgage company or they may be in the possession of the conveyancers who oversaw the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Cimla relates to registered property but in the rare situation where your home is not registered it is more of a problem but is not insurmountable.
I am thinking of remortgaging my home in Cimla, does my lawyer have to be on the Aldermore Solicitor panel?
In theory, you could use a solicitor that is not on the Aldermore conveyancing panel, but Aldermore would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
My friend advised me that if I am buying in Cimla I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually included in the estimate for your Cimla conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Cimla around the property and the people living there. It incorporates 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, Cimla Education with plans and statistics, Local Amenities and other useful data regarding Cimla.
Just had an offer accepted on a new build flat in Cimla. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Cimla
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.