My brother and I have recently purchased a property in Heacham. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Heacham?
The question is vague as to the nature of the problems and if they are specific to conveyancing in Heacham. Conveyancing searches and due diligence undertaken during the buying process are supposed to help avoid problems. As part of the process, a property owner answers a document called a Seller’s Property Information Form. If the information ends up being inaccurate, you may have a misrepresentation 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 Heacham.
Finally the sale completed on my house in Heacham last March yet the purchaser is calling me to moan that their solicitor needs to hear from mine. What should my lawyer have done following completion?
Following your disposal your lawyer should send the transfer documentation and all supplemental paperwork to the purchaser's solicitors. Where appropriate, your solicitor must also send confirmation that the legal charge in favour of the lender has been repaid to the buyers conveyancers. There is unlikely to be post completion tasks unique to conveyancing in Heacham.
Are the BSA intent on creating a searchable register to list law firms on the Melton Mowbray Building Society conveyancing panel for example in Heacham?
We are not aware of any plans on the part of the BSA to develop such a tool.
We are purchasing a flat in Heacham. It might be a silly question but how we can trust a conveyancer? At some point we will need to deposit money into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Heacham?
There are two types of lawyers who can do conveyancing in Heacham namely licenced conveyancers or solicitors. Both professionals provide the legal services that you need to complete the disposal or acquisition of property. They are both required to handle Heacham conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be properly administered and that all necessary procedures will be suitably taken.
When it comes to lenders such as Leeds Building Society, do Heacham solicitors have to pay a fee to be on the list of approved solicitors?
We are unaware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
Am I better off to appoint a Heacham conveyancing practitioner based in the area that I am buying? We have a good friend who can deal with the legal work however his firm is located approximately 350miles away.
The primary upside of using a high street Heacham conveyancing practice is that you can attend the office to sign documents, hand in your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and on the whole were content that should outweigh using an unfamiliar Heacham conveyancing lawyer just because they are local.
The lawyers undertaking our conveyancing in Heacham has forwarded documents to review that indicate that the land is unregistered with epitome documents. How can it be that the property not registred at HM Land Regsitry?
Although the vast majorities of properties in Heacham are now registered with HMLR there are still a few that are unregistered. Any property in Heacham that has been transferred since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Heacham property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Heacham conveyancing practitioners should be able to handle this type of conveyancing but if any uncertainty exists the conventional recommendation presently seems to be for the current owners to register it first and subsequently deal with the sale conveyance - this this chain of events will result in a drawn-out conveyancing.