Last October we completed a house move in Gomersal. We have noticed several problems with the property which we consider were missed 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 Gomersal?
The query is vague as what problems have arisen and if they are specific to conveyancing in Gomersal. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the process, a seller answers a form called a Seller’s Property Information Form. If the information proves 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 Gomersal.
Does a directory service exist listing Leeds Building Society panel solicitors in Gomersal on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. Very few mortgage companies make their panel listings available online. If you are seeking to appoint a Gomersal conveyancing practitioner on the Leeds Building Society please use our facility.
We had appointed conveyancers located in Gomersal on the Co-operative solicitor approved list. They have just invoiced me a supplemental charge for dealing with the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer can charge a fee for this. The fee is not set by Co-operative but by your Gomersal lawyer. Some firms on the Co-operative panel will charge an ‘acting for lender’ fee and others do not.
I had a mortgage agreed in principle with TSB. Gomersal conveyancing solicitors have been selected. What is the average time that one could expect to receive a mortgage offer from TSB?
There is no definitive answer here. Have TSB completed the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have todayfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Gomersal for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Gomersal conveyancing specialists.
I'm buying my first flat in Gomersal benefiting from help to buy. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not reveal to my conveyancer about the extras as it would put at risk my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the encouragement of my in-laws I had a survey completed on a house in Gomersal before retaining conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks may refuse to issue a loan on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Gomersal. Conveyancing will be smoother if you use a solicitor in Gomersal especially if they are accustomed to such properties in Gomersal.
My nephew is embarking on her first house purchase, the home loan was agreed last week in principle. When the offer was accepted on house we contacted the building society to go forward with his. I was very surprised to discover that banks do not accept all property lawyer, they must be on their panel, is this correct?
Lenders ordinarily imposes restrictions either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Gomersal conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.