Last October we completed a house move in Lanchester. We have noticed several issues with the property which we believe were overlooked in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Lanchester?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Lanchester. Conveyancing searches and due diligence initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor completes a form known as a SPIF. If the information turns out to be incorrect, you may have a misrepresentation claim against the seller 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 Lanchester.
When will exchange of contracts take place for sale conveyancing in Lanchester and am I required to attend the solicitors office?
Where you are near to our conveyancing solicitors in Lanchester you are welcome to come in to sign the paperwork. However, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and provide just as diligent and professional a job for you when dealing with you electronically. The signing of the property agreement is not the point of no return. A signed contract is necessary for the solicitor to address the formalities at the suitable time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Lanchester)to be in the office at the appropriate time.
Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial land in Lanchester?
Its becoming the norm that commercial conveyancing solicitors in Lanchester will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Lanchester. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lanchester.
For each commercial conveyancing transaction in Lanchester it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Lanchester commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Lanchester.
three months have elapsed following my purchase conveyancing in Lanchester took place. I have checked the Land Registry website which shows that I paid £200,000 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 property 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.
I'm purchasing my first flat in Lanchester with a mortgage from Bank of Scotland. The developers refused to budge the price so I negotiated £7000 of extras instead. The house builders rep told me not to tell my conveyancer about this extras as it would jeopardize 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.
I happen to be an executor of my recently deceased mum’s Will, with a house in Lanchester which will be sold. The property has never been registered at HMLR and I'm told that some EAs will insist that it is completed before they will proceed. What's the procedure for this?
In the situation that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.