I am obtaining a offer of a home loan from Halifax. I intend to employ the services of a Licensed Conveyancer in Ketton. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
Last December we completed a house move in Ketton. We have since encountered a number of issues with the property which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been carried out for conveyancing in Ketton?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Ketton. Conveyancing searches and due diligence initiated as part of the buying process are carried out to help avoid problems. As part of the process, the vendor completes a questionnaire known as a Seller’s Property Information Form. If the information is incorrect, you may have a misrepresentation claim against the seller 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 Ketton.
Just acquired a detached house in Ketton , What is the estimated time for the Land Registry to register the transfer to my name? My Ketton conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are dealt with.
As far as conveyancing in Ketton is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust subject to the party submitting the application, whether there are errors and whether the Land registry need to notify any interested parties. As of today in the region of three quarters of submission are fully dealt with within 12 days but some can be subject to extensive delays. Registration occurs after the new owner is living at the property therefore registration formalities is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.
Over the last few months I have been searching for a flat up to £235,500 and identified one round the corner in Ketton I like with a park and transport links in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Ketton in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you need a home loan that many years will be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
Am I right to be wary by brokers that I am dealing with are recommending a nationwide conveyancing firm as opposed to a High Street Ketton conveyancing firm?
As with lots of professional services, often recommendations from connections can be worth their weight in gold. Nevertheless there are many people with a keen interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all recommend conveyancers to retain. Sometimes these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there may be a financial incentive behind the endorsement. You have the discretion to select your preferred lawyer. Don't forget that some lenders specify a panel list of lawyers you are obliged to use for the lender related work in your home move.