My wife and I have recently bought a house in Camborne. We have noticed several problems with the property which we suspect were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been conducted as part of conveyancing in Camborne?
The query is not clear as what problems have arisen and if they are specific to conveyancing in Camborne. Conveyancing searches and investigations undertaken as part of the legal transfer of property are supposed to help avoid problems. As part of the process, the vendor completes a document referred to as a Seller’s Property Information Form. answers turns out to be 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 Camborne.
My wife and I purchasing a detached bungalow in Camborne. Our aim is to convert the garage to an office at the property.Will the conveyancing process include enquiries to determine if these alterations are permitted?
Your conveyancer should check the deeds as conveyancing in Camborne can sometimes reveal restrictions in the title documents which prohibit categories of alterations or need the permission of a 3rd party. Certain extensions need local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
Is it correct that all Camborne CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved solicitors?
Some major lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being pedantic. The Camborne solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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 opted to have a survey done on a house in Camborne prior to appointing lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some banks may refuse to give a mortgage on such a home.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Camborne. Conveyancing will be smoother if you use a solicitor in Camborne especially if they regularly deal with such properties in Camborne.
I need to instruct a conveyancing lawyer in Camborne for my home move. Is there any facility to see a firm’s complaints history with the legal regulator?
You can find documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator may recorded telephone calls for training purposes.
I need to find a mortgage company panel solicitor in Camborne. Can you assist?
It is not clear why you need a Camborne panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Camborne are on their panel . If you do find such a firm in Camborne not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site