Last July we completed a house move in Snaith. We have noticed several problems with the house which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been conducted as part of conveyancing in Snaith?
The question is vague as to the nature of the problems and if they are relate to conveyancing in Snaith. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner answers a form called a Seller’s Property Information Form. If the information provided is incorrect, 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 Snaith.
We are selling our apartment in Snaith. Will my property lawyer need to be required to be on the Skipton conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
is it true that all Snaith conveyancing solicitors on the Santander conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel in which case such practice would be governed by the CLC.
We have agreed to purchase a house in Snaith. An unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Lloyds your lawyer must comply with the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Lloyds. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and lawyers are required to report to Lloyds where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties countrywide and is not restricted to Snaith.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Snaith building society branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Snaith conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend in accordance with their specific requirements. I simply don't know who is right.
The conveyancing practitioner must follow the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Just bought a semi-detached house in Snaith , how long should it take for the Land Registry to record my ownership? My Snaith conveyancing solicitor has been very slow, so I want to be sure the land registry aspects are concluded.
As far as conveyancing in Snaith is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary depending on the party submitting the application, whether it is in order and if the Land registry have to notify any 3rd persons or bodies. Currently in the region of 80% of submission are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Registration takes place after the purchaser is living at the property so registration formalities is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor can contact the land registry and explain the circumstances.
Is it best to choose a Snaith conveyancing solicitor based in the vicinity that I am purchasing? I have an old university friend who can execute the conveyancing however his firm is located approximately 350miles away.
The primary upside of using a local Snaith conveyancing practice is that you can pop in to execute documents, hand in your identification documents and pester them where appropriate. Having local Snaith know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and on the whole were impressed that must surpass using an unfamiliar Snaith conveyancing solicitor just because they are round the corner.
At what stage do I incur stamp duty chargeable for my purchase in Snaith?
The majority of conveyancers tend to fill out a Land Transaction Return Form on your behalf as part of your Snaith purchase transaction for signature. After completion your lawyer will submit the Land Transaction Return Form to the Tax Authorities and - assuming they have the money - discharge any Stamp Duty payable for you.