Willretaining a Northwich conveyancing practice make the ownership transfer smoother?

Northwich is a special area, where local experience helps. The laid-back lifestyle is great – just not when it comes to your conveyancing. The solicitors that we endorse providing a wealth of Northwich intelligence with a proactive, can doattitude that ensures everything runs smoothly. It is a definite plus that they can make use of established connections with mortgage brokers, local authorities, surveyors and counterpart Northwich conveyancing solicitors

My wife and I have lately purchased a property in Northwich. We have noticed several problems with the property which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered for conveyancing in Northwich?

The query is vague as what problems have arisen and if they are relate to conveyancing in Northwich. Conveyancing searches and investigations initiated as part of the buying process are carried out to help avoid problems. As part of the process, a seller answers a questionnaire known as a Seller’s Property Information Form. If the information proves 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 Northwich.

Is it the case that all Northwich solicitors on the Co-operative conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Co-operative approved list of solicitors they would need to be regulated by the SRA. The majority of lenders do list licenced conveyancers on their panel and in such a situation the organisation would be governed by the Council of Licensed Conveyancers.

I'm in the process of looking at houses in Northwich and I am now considering a potential offer. Is it wise to have my conveyancing practitioner on ‘stand by’? I will be getting a home loan with HSBC.

You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are getting a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.

I have instructed a Northwich conveyancing practitioner having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?

Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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. You may wish to consider appointing your own Northwich surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

It has been 2 months following my purchase conveyancing in Northwich concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build house in Northwich with a mortgage from Nationwide Building Society. The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The house builders rep told me not disclose to my lawyer about the side-deal as it may put at risk my mortgage with the lender. 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.