Last November we completed a house move in Sandbach. We have noticed several issues with the property which we believe 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 for conveyancing in Sandbach?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Sandbach. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, the vendor completes a document known as a SPIF. answers provided is incorrect, then you may have a 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 Sandbach.
Can you clarify what the consequences are if my solicitor is expelled from the Barclays Conveyancing panel ahead of completing my conveyancing in Sandbach?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Me and my partner are purchasing a house in Sandbach. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to put money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
There is lots of information on this site regarding conveyancing in Sandbach but can you isolate your top tip for selecting the right conveyancer in Sandbach
Do not opt for the cheapest Sandbach conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Sandbach lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
We are purchasing a house and the solicitor has raised the issue of Chancel Repair to which the property could be obligated to contribute to given it’s proximity to the area of such a church. He has recommended insurance. Is this strictly warranted for conveyancing in Sandbach
Unless a prior purchase of the premises completed after 12 October 2013 you may assume that conveyancing practitioners carrying out conveyancing in Sandbach to continue to recommend a chancel search and or chancel repair liability insurance.
I happen to be an executor of my recently deceased mum’s Will, with a house in Sandbach which is to be sold. The bungalow has never been registered at the Land Registry and I'm told that some estate agents will insist that it is completed before they will move forward. What's the procedure for this?
In the situation that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.