Last January we completed a house move in Brandon. We have since encountered a number of problems with the property which we suspect were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Brandon?
The question is not clear as what problems have arisen and if they are relate to conveyancing in Brandon. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller answers a document known as a SPIF. If the information turns out to be 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 Brandon.
My house in Brandon is up for sale and I have accepted an offer. Will the solicitor have to be required to be on the Leeds Building Society conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
My bid for a property was accepted at auction in Brandon. Conveyancing is necessary. What is next?
Given that you have now exchanged you must instruct a conveyancing practitioner quickly as you are facing a fast approaching deadline in which to complete the purchase. An auction property will ordinarily have an associated auction pack. This will likely include evidence of title and search results. If you have purchased leasehold property the auction papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You should hand this to the lawyer working for you at the earliest opportunity. 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 Brandon solicitors on the TSB conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the TSB conveyancing panel they would need to be regulated by the SRA. Many banks do list licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
After what seems like an age I have had an offer on an apartment in Brandon agreed to, but there is a chain. The vendors have offered on a flat, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a local conveyancing solicitor in Brandon. What do I do now? At what stage do I apply for the mortgage with Co-operative?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Brandon conveyancing search charges, etc). The first course of action is to ensure that your solicitor is on the Co-operative approved list. Concerning the next stages this very much depends on the specifics of your case, motivation for the property and on the state of the market. During a rising market many purchasers would apply for a home loan with Co-operative and arrange for the valuation and only if it comes back ok would they pay their lawyer to proceed with the conveyancing in Brandon.
My wife and I have a semi-detached Georgian property in Brandon. Conveyancing practitioner acted for me and The Mortgage Works. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brandon and other areas of the country and poses no real issues for owners other than when they mortgage 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 practitioner who conducted the purchase.
I decided to have a survey done on a property in Brandon prior to instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor advised that some lenders may not grant a loan on such a premises.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Brandon. Conveyancing will be smoother if you use a solicitor in Brandon especially if they regularly deal with such properties in Brandon.