My partner and I have recently purchased a property in Cobham. We have noticed several issues with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Cobham?
The question is vague as to the nature of the problems and if they are relate to conveyancing in Cobham. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller answers a document known as a Seller’s Property Information Form. answers turns out to be incorrect, you could possibly take legal action 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 Cobham.
My husband and I intend to purchase a newbuild apartment in Cobham with a loan from Alliance & Leicester .We use our Cobham conveyancing practitioner but Alliance & Leicester advised that she’s not listed on their "panel". we are left little option but to use a Alliance & Leicester panel solicitor or keep our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Alliance & Leicester use our lawyer?
Unfortunately,no. The home loan offered to you contains terms and conditions, a common one being that lawyers must be on the Alliance & Leicester approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Alliance & Leicester
I am helping my niece sell her flat in Cobham. Will the conveyancing solicitor commission the energy assessment or it is for the seller to see to?
After the abolition of Home Information Packs, energy performance certificates became a compulsory element of selling a property. An energy assessment should be to hand in advance of the property being placed on the market. It is not as aspect of the sale process that solicitors ordinarily arrange. Where you are instructing a Cobham conveyancing lawyer they might be able to arrange EPC’s due to their relationships with reputable Cobham assessors
I'm spending time viewing apartments in Cobham and I am about to put in an offer. Is it wise to have my lawyer on ‘stand by’? I will be getting a mortgage with Barclays.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are taking out a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.
I am currently in the process of buying my council flat in Cobham. I have a mortgage offer with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
Is it necessary to pay for insurance to address the risk of chancel repairs when buying a house in Cobham?
Unless a previous purchase of the property completed after 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Cobham to continue to advocate a chancel search and or insurance against a claim.
I used Stirling Law several years ago for my conveyancing in Cobham. I now require my papers however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Cobham 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.
My conveyancing in Cobham is completing next Friday, yet the couple I am purchasing from wants to vacate 24 hours later at PM. Can I accept this?
It is not possible to complete on a Saturday due to the bank systems are not operational.