My wife and I have lately acquired a property in Wallasey. We have noticed several issues with the property which we suspect were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been conducted for conveyancing in Wallasey?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Wallasey. Conveyancing searches and due diligence undertaken as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner fills in a document known as a Seller’s Property Information Form. If the information is inaccurate, you could possibly take legal action 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 Wallasey.
I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Wallasey solicitor on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Wallasey bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Wallasey conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 left on the lease.
Virgin Money have agreed my home loan in principle, my bid on a apartment in Wallasey has been accepted, what happens next?
The property agent will wish to know who your solicitors are (be sure the solicitors are on the lender’s approved list). Telephone Virgin Money or your financial adviser and finish off any appropriate forms. Virgin Money will instruct a valuer who will get in contact with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Virgin Money will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Wallasey.
I have justdiscovered that Arc property Solicitors have been shut down. They conducted my conveyancing in Wallasey for a purchase of a leasehold apartment 18 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wallasey conveyancing specialists.
I'm purchasing my first flat in Wallasey with a mortgage from Aldermore. The developers refused to budge the amount so I negotiated 6k of additionals instead. The sale representative told me not reveal to my conveyancer about the extras as it may affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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'm refinancing my current house to a BTL loan with Lloyds TSB Bank and intend to use the remaining equity towards another house. The area we are interested in is Wallasey. Will your lawyers be able to act for both sets of lenders and link together the conveyances?
Make use of our comparison tool on this site to ensure that the conveyancers are on the relevant lender panels. Having checked that they are the solicitor should be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and make apparent your desired outcome and requirements.
I have been sourcing a conveyancing solicitor in Wallasey for my home move. Can I check a solicitor's complaints history with the profession’s regulator?
Anyone can see published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's history, ring 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 may monitor telephone calls for training requirements.