My brother and I have lately purchased a property in Thorpe Astley. We have since encountered a number of problems with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Thorpe Astley?
The question is vague as to the nature of the problems and if they are specific to conveyancing in Thorpe Astley. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in 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 Thorpe Astley.
It is a dozen years since I acquired my property in Thorpe Astley. Conveyancing solicitors have just been retained on the sale but I am unable to find my deeds. Will this cause complications?
Don’t worry too much. First there is a chance that the deeds will be with your mortgage company or they may be in the possession of the lawyers who handled the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Thorpe Astley involves registered property but in the rare situation where your home is unregistered it is more of a problem but is resolvable.
My husband and I have organised a further advance on our mortgage from Yorkshire BS as we wish to carry out improvements to our home in Thorpe Astley. Do we need to select a local Thorpe Astley solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS would not normally instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS panel.
I have paid off my mortgage with Aldermore. I assume I don't need a Thorpe Astley solicitor on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
After what feels like an age I have had an offer on a maisonette in Thorpe Astley accepted, but there is a chain. The sellers have put an offer on somewhere, but it’s not yet agreed to, and are looking at other flats booked. I have chosen a bricks and mortar conveyancing solicitor in Thorpe Astley. What do I do now? When should I get the mortgage application with Barclays started?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of one thousand pounds, then survey, Thorpe Astley conveyancing search fees, etc). The first thing to do is check that your property lawyer is on the Barclays conveyancing panel. Regarding the subsequent steps this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. During a hot market the majority of purchasers will apply for a home loan with Barclays and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.
Various online forums that I have visited warn that are the number one cause of stalling in Thorpe Astley house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances in the conveyancing process. Local searches are not likely to feature in any slowing down conveyancing in Thorpe Astley.
I opted to have a survey completed on a house in Thorpe Astley prior to appointing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may refuse to grant a loan on this type of house.
It depends who your proposed lender is. Santander has different instructions from Halifax. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Thorpe Astley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Thorpe Astley to see if the conveyancing will be more expensive.
I am 14 days into a residential purchase having been directed to conveyancers by the selling agent to execute conveyancing in Thorpe Astley. I am am very dissatisfied with the level of service. Could you help me find new conveyancers?
A solicitor would have to be very bad in order to consider changing them. Has your mortgage been generated? If so you will need to advise them of the replacement solicitor and ensure the loan are re-sent. The solicitor ideally should be on the mortgage company approved list to avoid supplemental charges and complications. That should be your first question of the new solicitors. The search tool will help you find a lender approved lawyer for your conveyancing in Thorpe Astley