My partner and I have just bought a house in Radcliffe. We have noticed several problems with the property which we suspect were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been conducted as part of conveyancing in Radcliffe?
The question is vague as what problems have arisen and if they are specific to conveyancing in Radcliffe. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the process, a seller fills in a questionnaire referred to as a SPIF. If the information provided is incorrect, then you may have a 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 Radcliffe.
I am the sole beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Radcliffe. The Radcliffe property was put into my name in May. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the house in May. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How sensible a view lenders take of it, depend on the mortgage company as this clause chiefly exists to identify subsales or the wholesaling and assigning of properties.
When it comes to mortgage companies such as Bank of Ireland, do Radcliffe property lawyers incur a yearly amount to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
Is there a list of Co-operative panel solicitors in Radcliffe on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings open the public online. If you are in need of a Radcliffe lawyer on the Co-operative please use our facility.
I'm buying a new build house in Radcliffe with a mortgage from Birmingham Midshires. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not reveal to my conveyancer about this extras as it will affect my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Radcliffe is the location of the property. Can you shed any light on this issue?
Flying freeholds in Radcliffe are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Radcliffe you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Radcliffe may determine 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 premises.
We are 3 weeks into a leasehold purchase having been recommend to a firm by the high street agent to execute conveyancing in Radcliffe. I am not happy. Could you help me find new solicitors?
A conveyancer would have to be really bad in order to consider replacing them. Has your loan offer been issued? In the event that it has you will need to make them aware of the new contact details and get the mortgage documents are re-issued. Your solicitor ideally needs to be on the mortgage company approved list to avoid escalating charges and complications. That should be your starting point. The find a solicitor tool can assist you in finding a lender approved conveyancer for your conveyancing in Radcliffe
I acquired a flat in Radcliffe last 14/3/2025 and to date it is still not registered with HM Land Registry. It is part of a new estate and my lawyer told me that it may take twelve months to complete the registration formalities. I have contacted HM Land Registry directly and they say that the initial application was cancelled due to failure to reply to requisitions. Should I be concerned?
Call your conveyancer - Where you are unsatisfied with the responses, find out about their internal complaints protocol and amplify your concerns to a Partner. Registrations for Radcliffe conveyancing are not known to be significantly delayed.