My wife and I have recently acquired a house in Bromsgrove. We have since encountered a number of problems with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out as part of conveyancing in Bromsgrove?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Bromsgrove. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a property owner fills in a document known as a Seller’s Property Information Form. If the information ends up being incorrect, then you may have a 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 Bromsgrove.
I am selling my house. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Virgin Money are being problematic. The Bromsgrove solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
After shopping around on the internet I have found a Bromsgrove lawyer having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bromsgrove postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Bromsgrove.
At last I have had an offer on a flat in Bromsgrove agreed to, the vendors do nevertheless have an associated purchase. The owners have offered on somewhere, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have selected a local conveyancing solicitor in Bromsgrove. What should be my next step? At what stage should I apply for the mortgage with Aldermore?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then valuation, Bromsgrove conveyancing search fees, etc). The first thing to do is check that your property lawyer is on the Aldermore approved list. Concerning the next steps this very much dictated by the specifics of your transaction, motivation for this property and on the state of the market. During a hot market many purchasers will apply for the mortgage with Aldermore and pay for the valuation and only if it was satisfactory would they pay their conveyancer to move forward with searches.
Hoping to buy a property located in Bromsgrove and I am already nervous. I couldn't find anything specific about Bromsgrove. Conveyancing will be needed in due course but do you know about the Bromsgrove area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Bromsgrove. In the meantime here are some basic statistics that we found
We are 14 days into a leasehold purchase having been directed to a firm by the estate agent to perform conveyancing in Bromsgrove. I am not happy. Can you help me find new solicitors?
They would need to be really bad in order to consider diss instructing them. Has your mortgage offer been issued? In the event that it has you will need to inform them of the replacement conveyancer and have the mortgage documents are re-issued. Your new conveyancer needs to be on the banks approved list to avoid added fees and complications. So that should be your starting point. The find a solicitor tool can assist you in finding a bank approved solicitor for your home move in Bromsgrove
My step-mother purchased her house in Bromsgrove in 2008. She has been married, widowed and in recent months got remarried. She now wants to dispose of the Bromsgrove property. I think she will just be asked to supply copies of the marriage papers to the property lawyer but she is worried it could hold up the conveyancing. Should she appoint a conveyancer to update the land title details for the property?
It is not absolutely necessary to bring up to date the register as long as you have the evidence required to show how the name change resulted.
The purchaser’s conveyancing practitioner should check the registered details and ask for evidence to prove the name change e.g. marriage documentation.