Last May we completed a house move in Binfield. We have noticed several issues with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered for conveyancing in Binfield?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Binfield. Conveyancing searches and due diligence undertaken during the buying process are designed to help avoid problems. As part of the process, a seller answers a document known as a Seller’s Property Information Form. answers ends up being misleading, 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 Binfield.
Having sold my house in Binfield last September yet the purchaser is telephoning every few hours to say their conveyancer is waiting to hear from mylawyer. What are the post completion sale formalities now that I have sold?
After completion of your sale your solicitor is duty bound to deliver the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your solicitor should also evidence that the legal charge in favour of the lender has been paid off to the buyers conveyancers. There is unlikely to be post completion formalities unique to conveyancing in Binfield.
I am assisting my sister sell her house in Binfield. Will the conveyancing solicitor commission an energy performance certificate or should I organise this?
After the abolition of Home Information Packs, EPC’s was left as a mandatory part of moving property. An EPC must be to hand before the property is marketed. It is not as aspect of the sale process that conveyancers normally organise. Where you are using a Binfield conveyancing lawyer they might help arrange EPC’s given their relationships with reputable local assessors
We previously chose conveyancers based in Binfield on the Aldermore solicitor panel. They are now charging me a further charge for dealing with the Aldermore mortgage. Is this a supplemental conveyancing fee specified by Aldermore?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. The charge is not dictated by Aldermore but by your Binfield lawyer. Some firms on the Aldermore panel will levy ’dealing with mortgage’ fee and others do not.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being difficult. The Binfield solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was advised by a number of estate agents in Binfield to get a quote from a conveyancer using your seach tool. Is there a financial upside for Estate Agents to market your site over and above a competitor’s?
We don’t give any referral fee for pointing buyers and sellers in our direction. We thought it would be too underhand to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I today plan to offer on a house that seems to be perfect, at a great price which is making it more attractive. I have subsequently found out that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Binfield. Conveyancing advisers have not yet been appointed. Will they explain the issues?
The majority of houses in Binfield are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Binfield so you should seriously consider looking for a Binfield conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’spermission to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your solicitor should report to you on the legal implications.