Last August we completed a house move in Connahs Quay. We have since encountered a number of problems with the property which we suspect were missed in the conveyancing searches. What action can we take? Can you clarify the nature of searches that should have been conducted for conveyancing in Connahs Quay?
The query is vague as what problems have arisen and if they are specific to conveyancing in Connahs Quay. Conveyancing searches and investigations initiated as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner completes a form called a Seller’s Property Information Form. If the information proves to be incorrect, you may have a misrepresentation claim against the seller 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 Connahs Quay.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel solicitor as I would prefer to use a specialised conveyancing solicitor in Connahs Quay?
Do check but the the likelihood is that allocate you one of their panel conveyancers should you take up the "fee-free" offer. Contact the mortgage company and check if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Connahs Quay.
A colleague recommended that where I am purchasing in Connahs Quay I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Connahs Quay conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Connahs Quay 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 demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Connahs Quay.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Connahs Quay?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Connahs Quay. 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 have been recommended by numerous estate agents in Connahs Quay to choose a property lawyer on your site. What’s the financial advantage for Estate Agents to market your services rather than alternative conveyancing organisations?
We refuse to make any commission for pointing buyers and sellers in our direction. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
How much should conveyancing in Connahs Quay cost?
Almost all Connahs Quay conveyancing practices will charge a standard fee. Where additional work arise during the conveyancing your lawyer is duty bound to inform you in writing of any additional charges for such work as soon as it becomes obvious. Some work on a no sale no cost offering, others will levy an bill for a proportion of the set charges, according to the stage at which the deal does not proceed.
It is advisable to ask two or three firms to give you a quotation.