My partner and I have lately purchased a property in Englefield Green. We have noticed several issues with the property which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that needed to have been ordered for conveyancing in Englefield Green?
The question is not clear as to the nature of the problems and if they are unique to conveyancing in Englefield Green. Conveyancing searches and investigations undertaken during the legal transfer of property are supposed to help avoid problems. As part of the process, a seller completes a form called a SPIF. answers provided is misleading, then you may have a 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 Englefield Green.
My wife and I have recently appointed a conveyancing solicitor in Englefield Green. I I would like to check whether they are on the Nationwide Building Society approved list of lawyers. Can you advise?
You should e-mail your lawyer and ask them if they can act for the lender. Alternatively you can get in touch with Nationwide Building Society who may be able to confirm.
I am assisting my mother sell her property in Englefield Green. Will the solicitor order an energy assessment or do I organise this?
After the abolition of Home Information Packs, energy assessments was kept a required part of selling a house. An energy assessment should be to hand before the property is placed on the market. This is not as aspect of the sale process that solicitors normally organise. If you are instructing a Englefield Green conveyancing lawyer they might be willing to arrange energy performance certificates given their relationships with long established local energy assessors
I am the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Englefield Green. The Englefield Green property was put into my name in June. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my proprietorship could be treated the same way as though I had purchased the house in June. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How practical a view banks take of it, depend on the lender as this clause is primarily there to pick up on the purchase and immediately sell or the wholesaling and assigning of properties.
Two weeks ago we had a mortgage agreed in principle with Lloyds. Englefield Green conveyancing lawyers were appointed. What is the average time that one could expect to receive a mortgage offer from Lloyds?
There is no definitive answer here. Have Lloyds conducted the survey? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I own a renovated Victorian property in Englefield Green. Conveyancing solicitor acted for me and TSB. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Englefield Green and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing solicitor who conducted the work.
My cousin has suggested that I use his conveyancers in Englefield Green. Do I take his guidance?
Much as we are happy to recommend a Englefield Green conveyancing lawyer it’s preferable to find a conveyancing practitioner is to have referrals from friends or family who have previously instructed the firm that you are contemplating using.
My partner and I are purchasing a garden flat in Englefield Green. When we first instructed property lawyer, they assured us that they were on all major UK bank panels. The financial adviser called yesterday to say that they don't seem to be on the Santander approved list. Were it to be true, what should we do? Should we just choose a new lawyer that is on their panel or do we pay for separate representation, with Santander appointing their own approved conveyancing practitioner.
When acquiring a property with the benefit of a mortgage it is conventional for the purchaser’s solicitors to also represent the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancing practitioner has to satisfy. Some building societies now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact Santander to discover if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Santander's conveyancing panel as you are at liberty to use your preferred Englefield Green lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.