Last January we completed a house move in Prescot. We have noticed several problems with the property which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered for conveyancing in Prescot?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Prescot. Conveyancing searches and due diligence initiated as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor answers a document known as a Seller’s Property Information Form. answers is incorrect, 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 Prescot.
When it comes to mortgage companies such as Coventry BS, do Prescot conveyancing practitioners have to pay a fee to be on the list of approved solicitors?
We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Does a directory service exist listing HSBC panel conveyancers in Prescot on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings visible on the web. Where you are in need of a Prescot solicitor on the HSBC please use our tool.
I recently had an offer agreed on an apartment in Prescot. My mortgage broker recommended their conveyancers. I paid an upfront payment of £200. A few days later, the lawyer called me to say that they were not on the Santander 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 Santander 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.
Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial premises in Prescot?
Its becoming the norm that commercial conveyancing solicitors in Prescot will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Prescot. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Prescot.
For every commercial conveyancing transaction in Prescot it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Prescot commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Prescot.
2 months have gone by since my purchase conveyancing in Prescot concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Prescot I like with open areas and station nearby, the downside is that it's only got 49 years on the lease. I can't really find anything else in Prescot for this price, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage that many years will be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
As co-executor for the estate of my father I am selling a house in Cardiff but I am based in Prescot. My conveyancer (based 200 kilometers awayrequires that I sign a stat dec prior to completion. Can you recommend a conveyancing practitioner in Prescot to witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Prescot based