Last August we completed a house move in Blakeney. We have since encountered a number of issues with the house which we consider were missed in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Blakeney?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Blakeney. Conveyancing searches and due diligence initiated as part of the buying process are designed to help avoid problems. As part of the process, a seller answers a document called a SPIF. answers provided is inaccurate, 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 Blakeney.
My fiance and I are hoping to buy a purpose built apartment in Blakeney with a loan from HSBC Bank.We would like to retain our Blakeney conveyancing lawyer but HSBC Bank advised that he's not listed on their "panel". We have to appoint a HSBC Bank panel firm or keep our preferred solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The loan issued to you contains terms and conditions, one of which will be that solicitors must be on the HSBC Bank approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for HSBC Bank
Over the last few months I have been searching for a flat up to £305k and found one near me in Blakeney I like with amenity areas and station nearby, however it only has 49 years unexpired on the lease. There is not much else in Blakeney in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage the shortness of the lease may be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
Should I go with a Blakeney conveyancing practitioner based in the location that I am purchasing? I have an old university friend who can conduct the legal work but they are based a couple of hundredkilometers away.
The benefit of a high street Blakeney conveyancing firm is that you can visit the firm to execute paperwork, hand in your ID and apply pressure on them where appropriate. They will also have local knowledge which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and the majority were impressed that should trump using an unknown Blakeney conveyancing solicitor just because they are round the corner.
What tools are available to find a Blakeney conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to twentymiles to attend the conveyancer.
You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Blakeney and you will see a number of lawyer located nearest Blakeney. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.