My wife and I have lately bought a property in St Luke's. We have since encountered a number of issues with the property which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been carried out for conveyancing in St Luke's?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in St Luke's. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, a property owner completes a document referred to as a SPIF. answers is inaccurate, 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 St Luke's.
Can I use your services to recommend a Conveyancing solicitor in St Luke's even if I’m not purchasing or selling a house, for example where I wish to buy a shop in St Luke's with a mortgage from HSBC Bank?
Our comparison service is primarily utilised to locate domestic conveyancing solicitors in St Luke's but we have recorded towards the bottom of this page a few St Luke's commercial conveyancing firms. You should make contact with the company directly to establish if they can also act for HSBC Bank
I am purchasing a property and require a conveyancing solicitor in St Luke's who is on the Chelsea Building Society conveyancing. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Chelsea Building Society in certain locations such as St Luke's. We dont recommend any particular firm.
We are purchasing a 3 bedroom semi in St Luke's. We would like to an extension at the rear at the property.Will the conveyancing process include enquiries to determine if these works are permitted?
Your conveyancer will review the deeds as conveyancing in St Luke's can on occasion identify restrictions in the title documents which prohibit certain works or require the permission of a 3rd party. Certain extensions require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.
Completion of my purchase has taken place for my property in St Luke's. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I recently had an offer accepted on a house in St Luke's. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. Not long after, the solicitor called me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I got the keys to my home on 3 June and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in St Luke's advises it will be registered inside ten days. Are properties in St Luke's uniquely lengthy to register?
There is nothing unique about conveyancing in St Luke's registration formalities. Rather than based on location, timescales can adjust subject to the party submitting the application, whether it is in order and whether the Land registry need to notify any 3rd persons or bodies. As of today roughly 80% of submission are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Registration occurs after the purchaser has moved in to the premises thus an expedited registration is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor must speak with the land registry and explain the circumstances.
How does conveyancing in St Luke's differ for newly converted properties?
Most buyers of new build premises in St Luke's come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in St Luke's tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in St Luke's or who has acted in the same development.