Is the fact that my conveyancer in Kirkdale is not on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Kirkdale conveyancing firm and enquire why they are no longer on the approved list for your bank.
My brother and I have recently acquired a property in Kirkdale. We have since encountered a number of issues with the property which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Kirkdale?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Kirkdale. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a seller answers a form referred to as a Seller’s Property Information Form. If the information provided is 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 Kirkdale.
We are downsizing from our home in Kirkdale and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Kirkdale conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Kirkdale. We have lived in Kirkdale for six years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to check with 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 health insurance to cover that same sickness)
four months have elapsed following my purchase conveyancing in Kirkdale concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the advice of my in-laws I had a survey completed on a house in Kirkdale prior to instructing lawyers. I have been told that there is a flying freehold element to the property. The surveyor advised that some banks will not give a loan on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Kirkdale. Conveyancing will be smoother if you use a solicitor in Kirkdale especially if they are accustomed to such properties in Kirkdale.
My step-father has recommend that I use his conveyancing solicitors in Kirkdale. Should I use them?
No doubt the best way to find a conveyancing practitioner is to have recommendations from friends or relatives who have previously instructed the firm that you are considering.