Last July we completed a house move in Leigh On Sea. We have since encountered a number of problems with the house which we believe were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been carried out as part of conveyancing in Leigh On Sea?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Leigh On Sea. Conveyancing searches and due diligence undertaken during the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a document referred to as a Seller’s Property Information Form. If the information turns out to be misleading, then you may have a claim 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 Leigh On Sea.
Finally the sale completed on my house in Leigh On Sea last May but my buyer keeps whats apping daily to say his lawyer needs to hear from mine. What should my lawyer have done now that I have sold?
Following your sale your conveyancer should forward the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your conveyancer should also evidence that the legal charge in favour of the lender has been redeemed to the purchasers lawyers. There is unlikely to be post completion requirements specific conveyancing in Leigh On Sea.
We previously chose conveyancing lawyers locally in Leigh On Sea on the Kent Reliance solicitor panel. They are now charging me an additional amount for dealing with the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. The charge is not set by Kent Reliance but by your Leigh On Sea lawyer. Numerous firms on the Kent Reliance panel will charge ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
I currently have a mortgage with Leeds Building Society for my property in Leigh On Sea. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Leeds Building Society?
Leeds Building Society must be informed of your intention prior to renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel firm.
I have instructed a Leigh On Sea conveyancer having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Leigh On Sea surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Do I need to be wary about estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a High Street Leigh On Sea conveyancing firm?
As is the case with many service providers, often suggestions from relatives can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing deal; estate agents, financial adviser and banks may suggest conveyancers to retain. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the endorsement. You have the discretion to select your preferred lawyer. Don't forget that the majority of mortgage providers have an approved list of law firms you have to use for the mortgage aspect of your transaction.
I am looking for a conveyancing lawyer in Leigh On Sea for my home move. Is it possible to see a firm’s record with the profession’s regulator?
Members of the public may see documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded telephone calls for training requirements.