My wife and I have lately bought a house in Templecombe. We have noticed several issues with the house which we consider were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been carried out as part of conveyancing in Templecombe?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Templecombe. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, a property owner answers a questionnaire referred to as a SPIF. If the information 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 Templecombe.
My fiance and I wish to acquire a newbuild flat in Templecombe with a loan from Godiva Mortgages Ltd.We have a Templecombe conveyancing practitioner but Godiva Mortgages Ltd informed us she’s not on their "panel". We have to appoint a Godiva Mortgages Ltd panel lawyer or keep our local solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The home loan issued to you is subject to its terms and conditions, one of which will be that lawyers will be on the Godiva Mortgages Ltd conveyancing panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Godiva Mortgages Ltd
Are all Templecombe Conveyancing Quality Solicitors on the Clydesdale conveyancing panel?
Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I am expecting a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Templecombe solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Templecombe solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
It is not clear whether my lender requires a lease extension. I have called my Templecombe bank branch on numerous occasions and was informed it wasn't an issue and they will lend. My Templecombe conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
As long as the conveyancing practitioner is on the mortgage company panel, she or he must adhere to the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 remaining.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who did the conveyancing in Templecombe 5 years ago no longer exist. What are my options?
Assuming you have a registered title the information relating to your proprietorship will be documented by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, find your house and order up to date copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I am buying my first flat in Templecombe benefiting from help to buy. The developers would not reduce the price so I negotiated 6k of extras instead. The house builders rep suggested that I not disclose to my conveyancer about this extras as it would affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My husband and I are FTB’s - had an offer accepted, but the estate agent advised that the owners will only proceed if we use their recommended lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a family solicitor used to conveyancing in Templecombe
It is unlikely the vendors are driving this. If they want ‘a quick sale', alienating a serious purchaser is going to damage their objectives. Contact the sellers directly and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you intend to use your own,trusted Templecombe conveyancing solicitors - as opposed tothose that will give the negotiator at the agency a referral fee or achieve conveyancing targets set by corporate headquarters.