My partner and I have lately acquired a house in Thorpe Astley. We have noticed several issues with the house which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Thorpe Astley?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Thorpe Astley. Conveyancing searches and investigations initiated as part of the buying process are carried out to help avoid problems. As part of the process, a seller answers a questionnaire called a Seller’s Property Information Form. If the information is incorrect, then you may have a claim against the seller 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 Thorpe Astley.
Are the BSA intent on creating a online directory to list firms on the Norwich and Peterborough Building Society conveyancing panel for example in Thorpe Astley?
We are not aware of any intention on the part of the BSA to develop such a tool.
How can we know in advance if a Thorpe Astley conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Thorpe Astley getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your transaction.
My wife and I are in the process of looking at houses in Thorpe Astley and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with TSB.
It would be wise to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are getting a mortgage with TSB, make sure you remember to check that your lawyer is on the TSB conveyancing panel.
I have a mortgage with Virgin Money for my property in Thorpe Astley. Conveyancing has been completed some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?
Your original mortgage agreement with Virgin Money will provide that you need their approval before renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel lawyer.
How does conveyancing in Thorpe Astley differ for new build properties?
Most buyers of new build or newly converted property in Thorpe Astley approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Thorpe Astley usually acquire 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 conveyancers 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 Thorpe Astley or who has acted in the same development.
Given that I am about to spend £400,000 on 3 bedroom house in Thorpe Astley I wish to have a conversation with the lawyer about myhome move prior to appointing the firm. Is this something that you can arrange?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your conveyancing in Thorpe Astley.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Thorpe Astley should be the amount on the final invoice that you end up paying.
My wife and I have instructed a Thorpe Astley conveyancing solicitor for our house purchase (FTB’s) and have noticed in the terms and conditions that they are not regulated by the Financial Conduct Authority. Should I be worried or is that the norm with property lawyer?
We can't see why they should be. Most property lawyer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who set stringent conditions covering funds held on client account.