My fiance and I are looking to buy a flat in Deeside and have appointed a Deeside conveyancing firm. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Aldermore have this evening contacted us to inform me that they have now hit a problem as our Deeside lawyer is not on their approved list of lawyers. Is this a problem?
Where you are buying a property with the assistance of a mortgage it is usual for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Deeside solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
My wife and I have lately bought a house in Deeside. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been carried out for conveyancing in Deeside?
The question is vague as to the nature of the problems and if they are specific to conveyancing in Deeside. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a property owner answers a form referred to as a Seller’s Property Information Form. answers ends up being inaccurate, you could possibly take legal action 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 Deeside.
It is 10 years ago since I purchased my home in Deeside. Conveyancing solicitors have just been retained on the sale but I can't locate the deeds. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by your lender or they may be in the possession of the conveyancers who handled the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Nearly all conveyancing in Deeside involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
My partner and I are close to exchanging contracts on the sale of our property in Deeside and according to the buyers it appears that there is a risk of it being built on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers used an online conveyancing outfit rather than a conveyancing solicitor in Deeside. We have lived in Deeside for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I am looking for a leasehold apartment up to £235,500 and found one near me in Deeside I like with amenity areas and railway links nearby, however it's only got 52 remaining years left on the lease. There is not much else in Deeside suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage that many years will be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
How easy is it to change firm as I have to appoint one who is on the Norwich and Peterborough Building Society conveyancing panel. I hired a high street conveyancing solicitor in Deeside five minutes from me but the firm is not approved by Norwich and Peterborough Building Society
It would be our pleasure to assist you select a conveyancing solicitor in Deeside on the Norwich and Peterborough Building Society panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Deeside. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Deeside.