Last March we completed a house move in Pontllanfraith. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Pontllanfraith?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Pontllanfraith. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller completes a document referred to as a SPIF. If the information ends up being misleading, 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 Pontllanfraith.
I'm the sole recipient of my late grandmother’s will with all property in now in my sole name, including the house in Pontllanfraith. The Pontllanfraith property was put into my name in April. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in April. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view banks take of it, depend on the bank as this requirement primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of property.
I am purchasing a property in Pontllanfraith. A rare aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with HSBC your lawyer must follow the formal requirements contained in Part two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to HSBC where a lease does not meet these requirements. The provisions relate to the installation of panels on properties nationwide and is not isolated to Pontllanfraith.
After months of negotiation I have agreed a price on a house in Pontllanfraith. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. A couple of days later, the property lawyer contacted me to say that they were not on the Leeds Building Society 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 Leeds Building Society 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 used Wolstenholmes a few years past for my conveyancing in Pontllanfraith. I now require my papers however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pontllanfraith of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying a new build house in Pontllanfraith benefiting from help to buy. The sellers would not reduce the amount so I negotiated £7000 of additionals instead. The house builders rep told me not inform my solicitor about this deal as it may put at risk my loan with the lender. 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.
Due to the input of my in-laws I had a survey completed on a house in Pontllanfraith in advance of instructing lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies may not give a loan on such a house.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pontllanfraith. Conveyancing may be slightly more expensive based on your lender's requirements.
We are 17 days into a leasehold purchase having been recommend to solicitors by the high street agent to carry out the conveyancing in Pontllanfraith. I am am starting to be dissatisfied with the level of service. Could you you assist me in finding new lawyers?
They would have to be very bad to suggest replacing them. Has the mortgage offer been generated? In the event that it has you will need to make them aware of the new contact details and get the mortgage documents are issued to the new lawyers. Your new solicitor ideally needs to be on the lenders panel to avoid added costs and frustration. That should be your first question of the new conveyancers. Our search tool can assist you in finding a lender approved lawyer for your conveyancing in Pontllanfraith