Last December we completed a house move in Lixwm. We have since encountered a number of issues with the property which we suspect were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been ordered as part of conveyancing in Lixwm?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Lixwm. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the process, a property owner fills in a form called a SPIF. If the information proves to be inaccurate, 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 Lixwm.
What does my ID and proof of funds have anything to do with my conveyancing in Lixwm? What am I being asked for?
In order to comply with Money Laundering Regulations any Lixwm conveyancing firm will require evidence of your identity in all conveyancing matters. This is normally dealt with by provision of a passport and an original bank statement or utility account showing your correct address.
Under Money Laundering Regulations, conveyancers are duty bound to investigate not simply the ID of conveyancing clients but also the source of the money that they receive in respect of any matter. Refusal to disclose this will lead to your conveyancer cancelling their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers are duty bound to inform the relevant authorities should they consider that any monies received by them may contravene the Anti-terror and anti-money-laundering rules.
This question may be naive but I am unexperienced as FTB of a ground floor flat in Lixwm. Do I pick up the keys to the house on the completion date from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Lixwm?
On the day of completion you do not need to go to the conveyancers office in Lixwm. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s solicitors, and once they have received this, you will be able to collect the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
We have a mortgage agreed in principle with Skipton. Lixwm conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Skipton?
There is no definitive answer here. Have Skipton conducted the valuation? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am purchasing a property in Lixwm. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
As you are obtaining a mortgage with Principality your lawyer must check the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Principality where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Lixwm.
I'm buying my first flat in Lixwm benefiting from help to buy. The sellers would not budge the amount so I negotiated £7000 of extras instead. The estate agent suggested that I not disclose to my solicitor about the side-deal as it could adversely affect my mortgage with the bank. Is this normal?.
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.
My husband and I are novice buyers - had an offer accepted, but the estate agent informed us that the seller will only issue a contract if we instruct their recommended conveyancers as they want an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Lixwm
We suspect that the seller is not behind this ultimatum. Should the vendor require ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Contact the vendors directly and make sure they comprehend that (a)you are motivated buyers (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Lixwm conveyancing lawyers - rather thanthe ones that will give their estate agent a kickback or achieve conveyancing targets pre-set by head office.
We are thinking of choosing a web based conveyancer rather than a Lixwm conveyancing practice. Am I making a mistake?
Various benefits exist in having the opportunity to attend a local Lixwm conveyancing solicitor for instance
- signing documents same day
- often being able to see someone face-to-face can make a significant difference, particularly for non-standard house moves
- the ability to complain if matters go pear-shaped
When comparing estimates, look carefully for hidden extras. Most decent Lixwm high street solicitors give an all-inclusive figure. Often online agents appear to offer discounted prices, yet have burried 'extras' in the small print.