Last January we completed a house move in Sanderstead. We have noticed several problems with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been ordered as part of conveyancing in Sanderstead?
The query is not clear as to the nature of the problems and if they are relate to conveyancing in Sanderstead. Conveyancing searches and due diligence initiated as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a questionnaire referred to as a SPIF. If the information provided is misleading, you may have a misrepresentation 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 Sanderstead.
I had intended to instruct a property lawyer in Sanderstead for our house move. Our financial adviser has since advised us that our mortgage company The Royal Bank of Scotland won't deal with them. Surely this is unduly restrictive?
Banks normally restrict either the category or the amount of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the type of firm, some have decided to limit the number of solicitor practices they use to represent them. Be aware that The Royal Bank of Scotland have no responsibility for the quality of advice provided by any member of The Royal Bank of Scotland Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there remains differing views regarding the level of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that plenty of law firms, including some in or near Sanderstead only execute one or two conveyances a year.
This question may be naive but I am unexperienced as a first time buyer of a garden flat in Sanderstead. Do I receive the keys to the house on the completion date from my lawyer? If so, I will instruct a local conveyancing solicitor in Sanderstead?
On the day of completion you do not need to attend the conveyancers office in Sanderstead. Your solicitors will transfer the purchase money to the owner’s conveyancers, and once they have received this, you will be able to collect the keys from the property Agents and move into your new home. Usually this occurs early afternoon.
Completion of my purchase has taken place for my property in Sanderstead. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
After shopping around on the internet I have found a Sanderstead property lawyer having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Sanderstead postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Sanderstead.
I am looking for a ground for flat up to £195,000 and found one near me in Sanderstead I like with open areas and railway links in the vicinity, however it only has 52 remaining years left on the lease. There is not much else in Sanderstead in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a home loan that many years may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
As co-executor for the estate of my aunt I am selling a property in Monmouth but live in Sanderstead. My solicitor (based 260 kilometers awayrequires that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Sanderstead to witness this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Sanderstead based
I require the services of a mortgage company panel solicitor in Sanderstead. Can you assist?
Unfortunately it’s not apparent why you need a Sanderstead panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Sanderstead are on their panel . If you do find such a firm in Sanderstead not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site