Last July we completed a house move in Rhuddlan. We have noticed several problems with the property which we consider were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been conducted as part of conveyancing in Rhuddlan?
The question is not clear as what problems have arisen and if they are unique to conveyancing in Rhuddlan. Conveyancing searches and due diligence initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire known as a Seller’s Property Information Form. If the information is inaccurate, then you may have a claim 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 Rhuddlan.
Finally the sale completed on my house in Rhuddlan last June yet the purchaser is Skype messaging every few hours to moan that their solicitor is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
After completion of your disposal your solicitor is committed to send the transfer documentation and all of the paperwork to the purchaser's lawyers. If applicable, your solicitor should also send confirmation that the home loan has been repaid to the purchasers solicitors. There are no post completion formalities specific conveyancing in Rhuddlan.
I am purchasing a property and need a conveyancing solicitor in Rhuddlan who is on the The Royal Bank of Scotland solicitor. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Royal Bank of Scotland in certain locations such as Rhuddlan. We dont recommend any particular firm.
Is it the case that all Rhuddlan CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing panel?
Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
Last month we had a mortgage agreed in principle with RBS. Rhuddlan conveyancing solicitors have been appointed. How long does it take for RBS to issue the offer to the solicitor?
Some lenders take longer than others. Have RBS done the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Rhuddlan conveyancer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Am I right to be suspicious about estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a High Street Rhuddlan conveyancing practice?
As with lots of professional services, often referrals from relatives can be extremely useful or valuable. But there are numerous players in a conveyancing transaction; estate agents, financial adviser and banks may suggest solicitors to instruct. On occasion these solicitors might be known to one of the organisations as experts in their field, but occasionally there exists a financial incentive behind the recommendation. You are free to choose your own lawyer. However, bear in mind that the majority of lenders specify a panel list of conveyancers you are obliged to use for the mortgage related work in your transaction.
My husband and I have recently had an offer agreed on a flat and had meeting on Tuesday with HSBC for the mortgage. They warned me that when it comes to selecting a conveyancing practitioner that if they are not on their approved list of solicitors then we will incur a further fee of £250+. This is because they will then have to appoint a conveyancer to act on their behalf in addition to the one we choose to act on our behalf and we assume responsibility for their costs. I have requested HSBC to provide me with a list so I can obtain estimates only from their approved lawyers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
You can enquire of HSBC what their panel criteria is for a conveyancer.Thereafter ask the property lawyer of your choice whether they fit that criteria and have they acted on mortgages for HSBC previously. Where the answer to those is yes, then just double check with HSBC. Another option is to make use of our search facility and we may be able to identify a solicitor in Rhuddlan on the approved list for HSBC.