Last August we completed a house move in Snowdonia. We have noticed several problems with the house which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been conducted for conveyancing in Snowdonia?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Snowdonia. Conveyancing searches and due diligence initiated as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller fills in a questionnaire known as a Seller’s Property Information Form. If the information is misleading, 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 Snowdonia.
We note that you have a search directory listing solicitors on the UBS conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Snowdonia?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Snowdonia.
Have just purchased a probate house at auction in Snowdonia. Conveyancing is necessary. What is next?
Having legally committed yourself to purchase you will need to hire the services of a conveyancing lawyer soon as you are faced with a fast approaching a fixed date to complete the purchase. An auction property will have a bespoke auction pack. This should include most,if not all of the documents that your solicitor will need. In the case of leasehold premises the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You should hand this to the conveyancer working for you as soon as possible. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
This question may be naive but I am unseasoned as a 1st time purchaser of a two bedroom flat in Snowdonia. Do I receive the keys to the house on the completion date from my solicitor? If this is the case, I will find a High Street conveyancing solicitor in Snowdonia?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the vendor’s lawyers, and once they have received this, you will be able to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I have paid off my mortgage with Santander. I assume I don't need a Snowdonia conveyancing practitioner on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
About to purchase a new build apartment in Snowdonia. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Snowdonia
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Hoping to buy a property located in Snowdonia and I am already nervous. I couldn't find anything specific about Snowdonia. Conveyancing will be needed in due course but do you know about the Snowdonia area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Snowdonia. In the meantime here are some basic statistics that we found
Do I have to visit the offices of the lender conveyancing panel solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Snowdonia as it will be easier to pop in to their offices if required.
As opposed to ten years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Snowdonia.