My brother and I have recently bought a property in Blaenau Gwent. We have since encountered a number of issues with the house which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been carried out for conveyancing in Blaenau Gwent?
The query is vague as to the nature of the problems and if they are relate to conveyancing in Blaenau Gwent. Conveyancing searches and due diligence initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a seller answers a questionnaire known as a SPIF. If the information turns out to be inaccurate, 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 Blaenau Gwent.
Do banks and building societies provide you with an approved list of Blaenau Gwent conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Blaenau Gwent conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Blaenau Gwent is where the house is located. What do you suggest?
Flying freeholds in Blaenau Gwent are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blaenau Gwent you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blaenau Gwent may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have been advised by a couple of local estate agents in Blaenau Gwent to find a conveyancer on your site. What’s the financial incentive for Estate Agents to offer your services over and above alternative conveyancing organisations?
We don’t make any referral fee for directing people in our direction. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
I am thinking of appointing a conveyancing lawyer in Blaenau Gwent for my house move. Can I see a firm’s complaints history with the profession’s regulator?
You can see presented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training requirements.