Last May we completed a house move in Gorleston. We have noticed several issues with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been carried out for conveyancing in Gorleston?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Gorleston. Conveyancing searches and investigations undertaken as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, the vendor answers a form known as a SPIF. answers provided is 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 Gorleston.
My lawyer in Gorleston has never been on on the TSB Solicitor Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are not on the TSB list of approved lawyers?
Your options are as follows:
- Complete the purchase with your preferred Gorleston lawyers but TSB will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the overall conveyancing fees and result in frustration.
- Find a new solicitor to to deal with the purchase, not forgetting to check they are on the TSB panel
Last month we had a mortgage agreed in principle with RBS. Gorleston conveyancing solicitors were instructed. How long does it take for RBS to issue the offer to the conveyancing practitioner?
There is no definitive answer here. Have RBS conducted the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
After weeks of negotiation I have agreed a price on an apartment in Gorleston. My financial adviser pressured me to appoint their conveyancer. I paid an on account payment of £150. A few days later, the solicitor called me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Planning on purchasing a maisonette in Gorleston. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Gorleston conveyancer is on the TSB conveyancing panel.
I am purchasing a house and the lawyer has identified Chancel Repair for which the property may be liable as it falls into the area of such a church. She has mentioned insurance. Is this strictly appropriate for conveyancing in Gorleston
Unless a prior acquisition of the house completed post 12 October 2013 you can assume that lawyers carrying out conveyancing in Gorleston to remain encouraging a chancel search and or insurance against a claim.
I am buying my first flat in Gorleston benefiting from help to buy. The developers would not move on the price so I negotiated 6k of additionals instead. The property agent told me not disclose to my lawyer about this extras as it will affect my mortgage with Leeds Building Society. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.