Last March we completed a house move in Harlow. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been carried out for conveyancing in Harlow?
The query is not clear as to the nature of the problems and if they are specific to conveyancing in Harlow. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the process, a seller answers a questionnaire referred to as a Seller’s Property Information Form. answers proves to be inaccurate, you may have a misrepresentation claim 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 Harlow.
Having sold my house in Harlow last July yet the purchaser is whats apping me to moan that their lawyer needs to hear from mysolicitor. What are the post completion sale formalities following completion?
Following your house sale your conveyancer is obliged to forward the transfer documentation and all of the paperwork to the buyer’s solicitors. Where relevant, your solicitor must also evidence that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There are no post completion formalities specific conveyancing in Harlow.
My uncle passed away six months ago and as sole heir and executor I was left the house in Harlow. The house had a small mortgage remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this possible?
Given you intend to re-mortgage then Leeds Building Society will insist on your using a conveyancer on the Leeds Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Leeds Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Leeds Building Society mortgage is registered as a charge at the Land Registry.
I have justbeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Harlow for a purchase of a freehold house 18 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The easiest way to see if the property is in your name, you can make 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 Harlow conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Harlow. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Harlow
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Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
My husband and I are acquiring a garden flat in Harlow. At the point of instructing our conveyancer, they assured us that they were on all major UK mortgage company panels. The mortgage broker emailed today to say that they don't seem to be on the UBS approved list. Should that be true, what should we do? Do we simply pick a different property lawyer that is on their panel or should we cover the costs for separate representation, with UBS selecting their own approved solicitor.
When buying a property with the benefit of a mortgage it is usual for the buyer’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to satisfy. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should contact UBS and see 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 don't have to instruct a firm on UBS's conveyancing panel as you are at liberty to use your preferred Harlow lawyers, in which case it will likely add costs, and it may delay matters as you are adding another property lawyer into the mix.