My brother and I have recently purchased a house in Bamber Bridge. We have since encountered a number of problems with the house which we suspect were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been conducted as part of conveyancing in Bamber Bridge?

The query is vague as what problems have arisen and if they are unique to conveyancing in Bamber Bridge. Conveyancing searches and investigations undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a seller completes a form referred to as a Seller’s Property Information Form. If the information is misleading, 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 Bamber Bridge.

In what way does my ID and proof of funds have anything to do with my conveyancing in Bamber Bridge? Is this really necessary?

Bamber Bridge conveyancing solicitors and indeed property practitioners accross the UK have an obligation under money laundering regulations to check the identity of any client with a view to ensure that clients are who they say they are.

Conveyancing clients are required to disclose two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and proof of address (usually a Bank Statement no more than three months).

Evidence of source of monies is also required under the money laundering statutes as lawyers are duty bound to check that the funds you are utilising to purchase a property (whether it be the deposit for exchange or the full purchase price where you are a cash purchaser) has originated from a reputable source (such as an inheritance) rather than the proceeds of illegitimate activity.

What is the difference between a licensed conveyancer and conveyancing solicitor in Bamber Bridge

There are many registered licenced Conveyancers in Bamber Bridge and Solicitor partnerships in Bamber Bridge to choose from It is important to make clear that both are regulated professionals specialising in the legal work in transferring property. Both can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I have paid off my mortgage with Co-operative. I assume I don't need a Bamber Bridge conveyancer on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Co-operative has sent the Land Registry the discharge electronically, and
3. Co-operative has instructed the Land Registry to do so

My offer on a property in Bamber Bridge has been accepted, the owners do however have a tied purchase. The vendors have placed an offer on a flat, however it’s not yet tied up, and have viewings of other properties booked. I have instructed a nearby conveyancing solicitor in Bamber Bridge. What should be my next step? When do I get the mortgage application with HSBC going?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, Bamber Bridge conveyancing search costs, etc). First, you should check that your property lawyer is on the HSBC conveyancing panel. Concerning the subsequent phase this very much depends on the circumstances of your transaction, attraction to this property and on the state of the market. In a buoyant market the majority of buyers will apply for a home loan with HSBC and arrange for the valuation and only if it was satisfactory would they request their conveyancer to proceed with searches.

I have todaybecome aware that Wolstenholmes have been shut down. They carried out my conveyancing in Bamber Bridge for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is not still registered in the name of the previous owner?

The quickest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bamber Bridge conveyancing specialists.

Estate agents have just been given the go-ahead to market my 2 bed apartment in Bamber Bridge.Conveyancing solicitors are to be appointed soon however I have recently received a yearly maintenance charge demand – should I leave it to the buyer to sort out?

It best that you clear the service charge as usual because all rents and service invoices will be allottedon completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most management companies 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