My wife and I have just acquired a house in Redfield. We have noticed several issues with the property which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been conducted for conveyancing in Redfield?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Redfield. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor answers a form called a Seller’s Property Information Form. answers provided is inaccurate, 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 Redfield.
Do the Building Society Association intend to launch a online directory to list law firms on the Loughborough BS conveyancing panel for example in Redfield?
We would not expect to be advised of any plans on the part of the BSA to develop such a search facility.
What is your number one tip for finding a conveyancing solicitor in Redfield
We would encourage you not to base your choice on the cheapest Redfield conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Redfield property lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in Redfield. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Redfield is the location of the property. What do you suggest?
Flying freeholds in Redfield are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Redfield you must be sure that your lawyer goes 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 Redfield may ascertain 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 am looking for a conveyancing solicitor in Redfield for my purchase. Is there any facility to check a solicitor's complaints history with the legal regulator?
Anyone may read documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training purposes.
I acquired a property in Redfield last 26/4/2024 and to date it is still not recorded with the Land Registry. It is part of a new estate and my conveyancing practitioner told me that it can take 12 months to register. I have spoken with HMLR directly and they have informed me the original application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your conveyancing practitioner that you really need to turn to here in order to satisfy any questions which have been raised as part of the registration process for your Redfield property. Normal Redfield conveyancing practice includes an undertaking on the part of the previous owner’s conveyancing practitioner that they will assist in resolving any question raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.