My brother and I have lately bought a house in Llandyrnog. We have since encountered a number of issues with the house which we suspect were missed in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been carried out for conveyancing in Llandyrnog?
The query is vague as what problems have arisen and if they are unique to conveyancing in Llandyrnog. Conveyancing searches and due diligence undertaken as part of the buying process are designed to help avoid problems. As part of the process, the vendor completes a document referred to as a SPIF. If the information proves to be misleading, you may have a misrepresentation claim against the vendor 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 Llandyrnog.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Llandyrnog so that I can attend their offices when needed.
As opposed to twenty years ago, almost all banks no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to hand over ID documents and there are still manifest advantages to using a locally based practitioner, in your case a conveyancing solicitor in Llandyrnog.
My stepmother informed me that in buying a property in Llandyrnog there may be a number of restrictions prohibiting external alterations to a property. Is this right?
We are aware of anumerous of properties in Llandyrnog which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Llandyrnog should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Llandyrnog conveyancing solicitors on the TSB conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.
I have decided to exercise my right to buy my property in Llandyrnog off the council. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
How does conveyancing in Llandyrnog differ for new build properties?
Most buyers of new build or newly converted property in Llandyrnog contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is built. This is because developers in Llandyrnog typically 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 property lawyers 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 Llandyrnog or who has acted in the same development.
My husband and I are new on the property ladder - agreed a price, yet the selling agent has warned us that the owners will only go ahead if we appoint the agent's recommended lawyers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer accustomed to conveyancing in Llandyrnog
We suspect that the seller is not behind this requirement. If they want ‘a quick sale', alienating a motivated buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you are going to instruct your preferred Llandyrnog conveyancing lawyers - not the ones that will give the negotiator at the agency a commission or meet his conveyancing targets demanded by HQ.