Last December we completed a house move in Pimlico. We have since encountered a number of issues with the property which we consider were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been carried out for conveyancing in Pimlico?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Pimlico. Conveyancing searches and due diligence undertaken as part of the buying process are supposed to help avoid problems. As part of the process, the vendor completes a questionnaire referred to as a SPIF. If the information turns out to be misleading, you could possibly take legal action 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 Pimlico.
It is is a decade since I purchased my home in Pimlico. Conveyancing solicitors have now been appointed on the sale but I am unable to find the deeds. Is this a major issue?
You need not be too concerned. First the deeds may be retained by the lender or they could be in the possession of the conveyancers who acted in your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Pimlico relates to registered property but in the rare situation where your home is not registered it is more of a problem but is resolvable.
Do I have to attend the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Pimlico so that I can attend their offices if necessary.
Whereas this was necessary twenty years ago, almost all lenders no longer oblige their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to provide ID documents and there are still manifest advantages to instructing a locally based practitioner, in your case a conveyancing solicitor in Pimlico.
My wife and I are purchasing a flat in Pimlico. It might be a silly question but how we can trust a solicitor? On completion day we will need to deposit our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have a mortgage with Barclays for my property in Pimlico. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Barclays must be informed of your intention before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel firm.
The formalities of my remortgage has taken place for my property in Pimlico. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Pimlico is the location of the property. Is there any advice you can impart?
Flying freeholds in Pimlico are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pimlico you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pimlico may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I need to instruct a conveyancing lawyer in Pimlico for my home move. Is it possible to see a solicitor's record with the legal regulator?
One may read documented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could monitor telephone calls for training requirements.