Last June we completed a house move in Longlands. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been carried out as part of conveyancing in Longlands?
The query is not clear as to the nature of the problems and if they are specific to conveyancing in Longlands. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the process, a property owner answers a form called a Seller’s Property Information Form. answers ends up being misleading, you could possibly take legal action 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 Longlands.
How up to date is your search tool for Longlands conveyancing solicitors on the Santander conveyancing panel? Do Santander send you an updated list?
Longlands conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
I am close to exchanging contracts on the sale of our property in Longlands and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Longlands lawyer would know that there is no such problem. It does beg the question why the buyers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Longlands. We have lived in Longlands for 5 years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing firm already. Are they able to advise? You should 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 illness)
I opted to have a survey carried out on a house in Longlands in advance of retaining lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks tend refuse to give a mortgage on this type of home.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. If you call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Longlands. Conveyancing may be slightly more expensive based on your lender's requirements.
I was pointed in your direction by a few estate agents in Longlands to find a property lawyer using your seach tool. Is there a financial advantage for Estate Agents to market your lawyers over and above another?
We refuse to give any financial incentive for directing people our way. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
My husband and I are new to the buying process - agreed a price, but the agent advised that the seller will only proceed if we instruct their chosen lawyers as they are insisting on a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in Longlands
We suspect that the seller is unaware of this ultimatum. Should the seller want ‘a quick sale', alienating a serious buyer is counter productive. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to appoint your preferred Longlands conveyancing firm - not the ones that will give their negotiator at the agency a kickback or achieve conveyancing thresholds demanded by head office.