My wife and I have just acquired a property in Osidge. We have noticed several issues with the property which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been conducted as part of conveyancing in Osidge?
The query is not clear as what problems have arisen and if they are unique to conveyancing in Osidge. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a seller fills in a form known as a SPIF. answers provided is misleading, 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 Osidge.
Is there a reason why leasehold purchase conveyancing in Osidge costs more?
Osidge leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Osidge building society branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Osidge conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancing practitioner has to comply with the CML Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being problematic. The Osidge solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
About to purchase maisonette in Osidge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Osidge lawyer is on the Aldermore conveyancing panel.
Should our lawyer be asking questions concerning flooding during the conveyancing in Osidge.
Flooding is a growing risk for conveyancers dealing with homes in Osidge. There are those who acquire a property in Osidge, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, but there are a numerous checks that may be carried out by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Osidge. The conventional set of property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to discover whether the property has ever been flooded. In the event that the property has been flooded in past which is not disclosed by the vendor, then a purchaser may issue a legal claim for losses as a result of such an incorrect response. The purchaser’s lawyers should also conduct an enviro report. This will indicate whether there is any known flood risk. If so, further inquiries will need to be initiated.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The conveyancers who dealt with the conveyancing in Osidge 4 years ago are no longer around. What do I do?
Gone are the days when you need to hold title deeds to evidence that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
My husband and I are novice buyers - agreed a price, but the estate agent told us that the vendor will only go ahead if we instruct their preferred solicitors as they need a ‘quick sale’. We would rather use a high street solicitor used to conveyancing in Osidge
It is highly unlikely the owners are behind this. Should the vendor require ‘a quick sale', turning down a motivated buyer is counter productive. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to use your preferred Osidge conveyancing solicitors - as opposed tothose that will give their estate agent a kickback or meet his conveyancing targets set by head office.