Last August we completed a house move in Royton. We have noticed several issues with the property which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Royton?
The question is not clear as what problems have arisen and if they are relate to conveyancing in Royton. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the process, a seller completes a document referred to as a SPIF. If the information turns out to be incorrect, 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 Royton.
My fiance and I are purchasing a 3 bedroom apartment in Royton with a homeloan from Clydesdale.We have a Royton conveyancing solicitor but Clydesdale says his firm is not listed on their "panel". we are left little option but to use a Clydesdale panel firm or retain our local solicitor and pay for a Clydesdale panel lawyer to act for them. This seems very unfair; Can we not simply insist that Clydesdale use our lawyer?
No, not really. The loan offered to you contains terms and conditions, a common one being that conveyancers will be on the Clydesdale solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Clydesdale
I decided to have a survey carried out on a property in Royton in advance of appointing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some lenders will not issue a loan on this type of home.
It varies from the lender to lender. Santander has different requirements from Halifax. If you contact us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Royton. Conveyancing will be smoother if you use a solicitor in Royton especially if they are familiar with such properties in Royton.
Am I right to be suspicious by third parties that I am dealing with are suggesting a web based conveyancing firm as opposed to a local Royton conveyancing practice?
As is the case with lots of service providers, often suggestions from family and friends can be extremely useful or valuable. But there are many parties with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies might all put forward solicitors to retain. Sometimes these conveyancers 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 recommendation. You are at liberty to appoint your own conveyancer. Don't forget that the majority of mortgage providers have an approved list of solicitors you must use for the mortgage related work in your home move.
I have just started marketing my basement flat in Royton.Conveyancing is yet to be initiated but I have recently had a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is pay the maintenance contribution as normal given that all rents and service payments will be apportionedon completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process