My wife and I have just acquired a house in Ponteland. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. What action can we take? What searches should? have been carried out as part of conveyancing in Ponteland?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Ponteland. Conveyancing searches and due diligence undertaken during the buying process are supposed to help avoid problems. As part of the process, a seller completes a form called a SPIF. If the information provided is 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 Ponteland.
We are planning to buy with Melton Mowbray Building Society. We have called around locally yet cant to find a Ponteland conveyancing firm on the Melton Mowbray Building Society approved list. Please you assist?
You should take advantage of the search tool on this site. Pick the mortgage company and type Ponteland or your location and you will discover numerous solicitors based in Ponteland or nearest you.
How does conveyancing in Ponteland differ for new build properties?
Most buyers of new build residence in Ponteland come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is completed. This is because builders in Ponteland typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ponteland or who has acted in the same development.
Should I be suspicious that 3rd parties that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a local Ponteland conveyancing practice?
As with many service providers, often referrals from relatives can be very helpful. Nevertheless there are many players in a conveyancing deal; estate agents, financial adviser and mortgage companies might all suggest solicitors to choose. On occasion the solicitors might be known to one of the organisations as experts in their field, but sometimes there is an underlying financial incentive behind the recommendation. You have the discretion to select your preferred lawyer. You need to be aware that many lenders operate an approved list of solicitors you must use for the mortgage aspect of your conveyancing.
When it comes to my conveyancing in Ponteland should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Ponteland conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.