My partner and I have lately acquired a house in Hemel Hempstead. We have noticed several problems with the property which we consider were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Hemel Hempstead?
The query is vague as to the nature of the problems and if they are unique to conveyancing in Hemel Hempstead. Conveyancing searches and due diligence undertaken during the legal transfer of property are supposed to help avoid problems. As part of the process, a property owner completes a form referred to as a Seller’s Property Information Form. answers ends up being 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 Hemel Hempstead.
I had intended to instruct a property lawyer in Hemel Hempstead for our house move. Our financial adviser informed us that our bank Bank of Scotland won't deal with them. Surely this is unduly restrictive?
A bank may insist on a panel conveyancer act for it. Borrowers are liable to meet the charges for this. Do use our tool to locate a solicitor to conduct conveyancing in Hemel Hempstead on the Bank of Scotland conveyancing panel.
My wife and I purchasing a victorian detached house in Hemel Hempstead. The intention is to an extension at the rear at the property.Will the conveyancing process involve investigations to ascertain if these works are permitted?
Your conveyancer will check the registered title as conveyancing in Hemel Hempstead can sometimes reveal restrictions in the title documents which prohibit certain alterations or require the consent of another owner. Some works require local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Hemel Hempstead conveyancer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Hemel Hempstead bank branch on various occasions and was reassured it wasn't a problem and they would lend. My Hemel Hempstead conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their specific requirements. I simply don't know who is right.
The conveyancer has to comply with the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My colleague advised me that if I am buying in Hemel Hempstead I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Hemel Hempstead conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Hemel Hempstead around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Hemel Hempstead Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Hemel Hempstead Education with plans and statistics, Local Amenities and other useful data regarding Hemel Hempstead.
Do I have to have a meeting at the offices of the mortgage company conveyancing panel solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Hemel Hempstead as it will be easier to pop in to their offices when needed.
As opposed to 15 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Hemel Hempstead.