Last September we completed a house move in Litherland. We have since encountered a number of problems with the property which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been carried out as part of conveyancing in Litherland?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Litherland. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire known as a Seller’s Property Information Form. If the information ends up being incorrect, 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 Litherland.
Having sold my house in Litherland last February but our buyer keeps whats apping me to moan that his solicitor needs to hear from mine. What should have happened following completion?
Following your sale your solicitor should deliver the transfer documentation and all of the paperwork to the buyer’s solicitors. If applicable, your lawyer should also evidence that the legal charge in favour of the lender has been paid off to the purchasers lawyers. There are no post completion requirements just for conveyancing in Litherland.
Please explain the implications if my solicitor is suspended from the Lloyds Conveyancing panel ahead of completing my conveyancing in Litherland?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Do I need to take out insurance to cover chancel repairs when purchasing a house in Litherland?
Unless a prior purchase of the property took place after 12 October 2013 you can expect conveyancing practitioners carrying out conveyancing in Litherland to continue to recommend a chancel search and or insurance against a claim.
I used Stirling Law several years past for my conveyancing in Litherland. I now require my file but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Litherland of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have today placed an offer on an apartment in Litherland and the estate agent that we are dealing with recommended his solicitor. He quoted £1000 plus VAT and disbursements. Does this sound steep?
You should not rely on one quote. You should seek like-for-like quotes for your conveyancing in Litherland. Then pick one that you are comfortable with and crucially, is on the approved list of the lender that you have applied for a mortgage from.