Last June we completed a house move in Osterley Park. We have since encountered a number of issues with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Osterley Park?
The question is vague as what problems have arisen and if they are specific to conveyancing in Osterley Park. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner answers a form referred to as a SPIF. If the information provided is misleading, 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 Osterley Park.
I am selling my apartment in Osterley Park. Does the conveyancing practitioner have to be required to be on the Nottingham conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Nottingham conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
We had selected solicitors located in Osterley Park on the Aldermore solicitor approved list. They have just invoiced me a separate fee for dealing with the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your conveyancer can charge a fee for this. The charge is not set by Aldermore but by your Osterley Park solicitor. Some firms on the Aldermore panel will charge ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
I recently had an offer agreed on an apartment in Osterley Park. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £150. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being problematic. The Osterley Park solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
The deeds to my home are lost. The solicitors who dealt with the conveyancing in Osterley Park 5 years ago no longer exist. What do I do?
You no longer need to hold title deeds to establish that you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
I am looking for a flat up to £245,000 and found one close by in Osterley Park I like with open areas and station nearby, however it only has 61 years unexpired on the lease. There is not much else in Osterley Park for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
I need to retain a conveyancing solicitor for remortgage conveyancing in Osterley Park. I happened to land on a site which looks to be the perfect answer If there is a chance to get all this stuff completed via web that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?