My brother and I have just bought a property in Erdington. We have since encountered a number of issues with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Erdington?
The query is not clear as to the nature of the problems and if they are unique to conveyancing in Erdington. Conveyancing searches and investigations undertaken during the buying process are carried out to help avoid problems. As part of the process, the vendor answers a questionnaire known as a Seller’s Property Information Form. answers ends up being 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 Erdington.
When does exchange of contracts happen for domestic conveyancing in Erdington and do I need to be at the conveyancers office?
Where you are near to one of the conveyancing solicitors in Erdington you are invited in to sign contracts. However, the lender approved solicitors we work with provide a countrywide conveyancing service and give just as diligent and professional a job for you when dealing with you electronically. The executing of the purchase agreement is not the point of no return. A signed contract is necessary for the conveyancer to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Erdington)to be in the office available at the end of the phone to exchange contracts.
Have just purchased a repossessed house at auction in Erdington. Conveyancing is needed. What are my next steps?
Given that you are now legally bound yourself to purchase you should appoint a conveyancing practitioner soon as you are faced with a pending deadline in which to complete the deal. All auction property will have a corresponding auction set of papers. This will include most,if not all of the paperwork that your conveyancer requires. Where you are dealing with leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You must hand this to the conveyancer instructed by you as soon as possible. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
is it true that all Erdington conveyancing solicitors on the Santander conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Santander conveyancing panel they would need to be overseen by the SRA. The majority of banks do list licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
I can not fathom if my bank requires a lease extension. I have called my Erdington building society branch on various occasions and was reassured it wasn't a problem and they will lend. My Erdington conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?
Your solicitor has to follow the CML Handbook Part 2 specifications 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.
Me and my brother have a renovated Georgian property in Erdington. Conveyancing practitioner acted for me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Erdington and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing solicitor who carried out the work.
I'm refinancing my primary property to a BTL loan with Barnsley Building Society and intend to use the remaining equity towards another property. The location we are talking about is Erdington. Will your conveyancers be able to act for both sets of lenders and link together the conveyances?
Make use of our comparison tool on this page to check that the lawyers are on the relevant lender panels. Assuming that they are your conveyancer will be able to simultaneously deal with the two transactions but you should have a chat with you solicitor and communicate your desired outcome and requirements.