My partner and I have just bought a property in Ashton in Makerfield. We have since encountered a number of problems with the house which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been carried out for conveyancing in Ashton in Makerfield?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Ashton in Makerfield. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a seller answers a questionnaire called a Seller’s Property Information Form. If the information ends up being inaccurate, you may have a misrepresentation 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 Ashton in Makerfield.
This question may be naive but I am unseasoned as FTB of a garden flat in Ashton in Makerfield. Do I collect the keys to the property on completion from my lawyer? If this is the case, I will find a local conveyancing solicitor in Ashton in Makerfield?
On the day of completion you will not be required to attend the conveyancers office in Ashton in Makerfield. Your solicitors will transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I'm in the process of looking at houses in Ashton in Makerfield and I am now considering a potential offer. Is it best to have my conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with Leeds Building Society.
It would be advisable 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 forward their details on to the selling agent. As you are getting a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Barclays. I assume I don't need a Ashton in Makerfield conveyancer on the Barclays panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
What can a local search tell me concerning the property my wife and I buying in Ashton in Makerfield?
Ashton in Makerfield conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for instance Searches UK The local search is essential in every Ashton in Makerfield conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
I have todaybeen informed that Wolstenholmes have closed. They carried out my conveyancing in Ashton in Makerfield for a purchase of a leasehold flat 10 months ago. How can I check that the property is in my name in the name of the previous owner?
The quickest method to check if the premises is registered to you, you can make 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 Ashton in Makerfield conveyancing specialists.
I am thinking of appointing a conveyancing solicitor in Ashton in Makerfield for my sale. Is it possible to see a solicitor's record with the legal regulator?
You can see documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training reasons.