My partner and I have recently bought a house in Milford Haven. We have noticed several problems with the property which we consider were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been carried out as part of conveyancing in Milford Haven?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Milford Haven. Conveyancing searches and due diligence undertaken during the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner fills in a form called a SPIF. If the information ends up being inaccurate, then you may have a 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 Milford Haven.
Should our lawyer be asking questions regarding flooding as part of the conveyancing in Milford Haven.
Flooding is a growing risk for solicitors dealing with homes in Milford Haven. There are those who buy a property in Milford Haven, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a various checks that may be carried out by the purchaser or by their conveyancers which can figure out the risks in Milford Haven. The conventional set of property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to discover whether the premises has suffered from flooding. In the event that the residence has been flooded in past and is not notified by the vendor, then a purchaser could commence a claim for damages as a result of such an misleading reply. A purchaser’s lawyers will also order an enviro search. This will indicate whether there is a recorded flood risk. If so, more detailed investigations should be made.
Due to the advice of my in-laws I had a survey completed on a house in Milford Haven in advance of retaining lawyers. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some banks will refuse to grant a loan on a flying freehold premises.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Milford Haven. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Milford Haven to see if the conveyancing will be more expensive.
Am I right to be concerned about third parties that I am dealing with are suggesting an internet conveyancing firm rather than a local Milford Haven conveyancing company?
As with lots of professional services, often referrals from family and friends can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing deal; estate agents, financial adviser and banks might all put forward conveyancers to use. Sometimes these solicitors might be known to one of the organisations as being good in their field, but sometimes there may be a financial incentive behind the endorsement. You have the right to choose your preferred lawyer. Don't forget that some mortgage providers specify a panel list of law firms you have to use for the lender aspect of your home move.
My wife and I have just had an offer agreed on a apartment and had an appointment on Wednesday with Nationwide for the mortgage. They warned me that when it comes to appointing a property lawyer that if they are not on their approved panel of solicitors then we will have to pay out an additional charge of £200. This is is due to the fact that they will then have to select a conveyancer to act on their behalf in addition to the one we select on our behalf and we assume responsibility for their costs. I have asked Nationwide to furnish me with a list so I can request quotes only from their approved lawyers but was told that I need to check with each individual solicitor to see if they are on the panel. Is their an easier way of going about this?
You should ask Nationwide what their criteria for joining their panel is for a solicitor.Thereafter ask the lawyer of your choice whether they fit that criteria and have they acted on loans for Nationwide historically. Where the answer to those is yes, then just double check with Nationwide. Alternatively please utilise our search facility and we may be able to find you a conveyancer in Milford Haven on the approved list for Nationwide.