Last July we completed a house move in Pocklington. We have noticed several issues with the property which we consider were missed in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Pocklington?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Pocklington. 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 document called a SPIF. If the information is misleading, you may have a misrepresentation 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 Pocklington.
Various web forums that I have visited warn that are a common cause of delay in Pocklington conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Pocklington.
4 months have elapsed following my purchase conveyancing in Pocklington completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. 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 residence 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.
Am I better off to go with a Pocklington conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can carry out the conveyancing but they are based approximately 350miles away.
The benefit of a local Pocklington conveyancing practice is that you can attend the office to execute paperwork, deliver your identification documents and apply pressure on them where appropriate. They will also have local insight which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and the majority were impressed that should outweigh using an unfamiliar Pocklington conveyancing lawyer just because they are Pocklington based.
My step-son is embarking on her first house purchase, he had his mortgage in principle. After the seller agreed the offer on the apartment we telephoned the lender to progress the mortgage application. I was disappointed to hear that banks do not accept all solicitor, they have to be on a list, is this correct?
Lenders tend to imposes restrictions either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Pocklington solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.