Last January we completed a house move in Thornaby on Tees. We have noticed several problems with the house which we suspect were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been carried out as part of conveyancing in Thornaby on Tees?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Thornaby on Tees. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the process, a property owner answers a questionnaire known as a SPIF. If the information proves to be inaccurate, then you may have a 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 Thornaby on Tees.
What is the first thing I need to know concerning purchase conveyancing in Thornaby on Tees?
You may not hear this from too many lawyers but conveyancing in Thornaby on Tees and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists an abundance of opportunity for confrontation between you and other parties involved in the ownership transfer. For instance, the seller, property agent and even potentially your mortgage company. Appointing a solicitor for your conveyancing in Thornaby on Tees is a critical decision as your conveyancer is your adviser, and is the ONE person in the legal process whose interest is to protect your best interests and to keep you safe.
Every so often a potential adversary will try and sway you that you should follow their advice. As an example, the property agent may claim to be helping by suggesting your solicitor is wrong. Or your mortgage broker may try to convince you to do take action that is contrary to your lawyers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
It has been five months since my purchase conveyancing in Thornaby on Tees completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing my first flat in Thornaby on Tees benefiting from help to buy. The developers would not move on the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not disclose to my solicitor about this deal as it will adversely affect my loan with Barnsley Building Society. 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.
I am thinking of appointing a conveyancing solicitor in Thornaby on Tees for my house move. Is it possible to see a firm’s record with the legal regulator?
One can review published Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.
My conveyancing in Thornaby on Tees is set to complete this Friday, yet the couple I am buying from wants to move out the next day at at 2pm. Should I accept such a idea?
It is not possible to complete on a Saturday because the bank systems aren't working.