My wife and I have just bought a property in Shildon. We have since encountered a number of issues with the house which we consider were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been conducted as part of conveyancing in Shildon?
The query is not clear as what problems have arisen and if they are relate to conveyancing in Shildon. Conveyancing searches and due diligence undertaken during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire called a SPIF. answers turns out to be incorrect, you could possibly take legal action 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 Shildon.
My brother-in-law has suggested I instruct a conveyancing solicitor in Shildon. I I would like to check if they are on the Chelsea Building Society approved list of lawyers. Could you assist?
You should phone the lawyer and ask them whether they can act for the bank. Alternatively please call Chelsea Building Society who may be able to confirm.
My aunt pointed out to me me that in buying a property in Shildon there may be various restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in Shildon which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Shildon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We had instructed conveyancing lawyers locally in Shildon on the Coventry BS solicitor panel. They have just invoiced me a separate sum for dealing with the Coventry BS mortgage. Is this an additional conveyancing fee specified by Coventry BS?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer can levy a fee for this. The fee is not set by Coventry BS but by your Shildon solicitor. Some firms on the Coventry BS panel will quote an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being problematic. The Shildon solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there restrictive covenants that are commonly identified during conveyancing in Shildon?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Shildon. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the guidance of my in-laws I had a survey completed on a house in Shildon in advance of instructing lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies will refuse to issue a loan on this type of property.
It depends who your proposed lender is. Santander has different requirements from Halifax. If you call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shildon. Conveyancing will be smoother if you use a solicitor in Shildon especially if they regularly deal with such properties in Shildon.
In my capacity as executor for the estate of my aunt I am disposing of a property in Neath but I am based in Shildon. My lawyer (approximately 200 miles from mehas requested that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Shildon who can witness this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Shildon based