Last May we completed a house move in Swansea. We have noticed several problems with the house which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Swansea?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Swansea. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller completes a form referred to as a SPIF. answers provided is misleading, you could possibly take legal action 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 Swansea.
My lender has suggested solicitors on their panel based in Swansea but I would rather choose a conveyancing lawyer in Swansea or nearer to where I live. Are you able to assist?
The minority of Swansea conveyancing practices are on all lender’s conveyancing panel. Please make the most of the above find an approved solicitor tool to find a Swansea conveyancing conveyancer on the on the mortgage company panel.
My father informed me that in buying a property in Swansea there could be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of anumerous of properties in Swansea which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Swansea should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Swansea conveyancing solicitors on the TSB conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the TSB conveyancing panel they would need to be overseen by the SRA. Many lenders do allow licenced conveyancers on their panel and in such a situation the organisation would be governed by the Council of Licensed Conveyancers.
I am selling my flat. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being a right pain. The Swansea solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I own a renovated Edwardian house in Swansea. Conveyancing lawyer acted for me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Swansea and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing solicitor who carried out the work.
What can I do where I am unhappy with the lawyer who undertook my conveyancing in Swansea?
We live in an imperfect world, and unfortunately sometimes things do go wrong. That being said there is recourse where you were dissatisfied with your conveyancing in Swansea. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their governing body. If you remain aggrieved you may consider getting in touch with the Legal Ombudsman.