My partner and I have recently acquired a house in Maltby. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been ordered as part of conveyancing in Maltby?
The query is vague as what problems have arisen and if they are specific to conveyancing in Maltby. Conveyancing searches and investigations initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a form referred to as a Seller’s Property Information Form. answers ends up being inaccurate, you could possibly take legal action 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 Maltby.
We see that you have a post code search directory identifying solicitors on the Lloyds conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Maltby?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Maltby.
My property lawyer in Maltby is not listed on the The Mortgage Works Solicitor Panel. Can I still use my family solicitor even though they are not on the The Mortgage Works list of approved lawyers?
Your options are as follows:
- Complete the purchase with your preferred Maltby lawyers but The Mortgage Works will need to instruct a conveyancer on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges as well as cause frustration.
- Find an alternative solicitor to act in the purchase, obviously checking they are The Mortgage Works approved.
- Persuade your The Mortgage Works solicitor to try to join the The Mortgage Works panel
Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a two bedroom flat in Maltby. Do I pick up the keys to the premises on completion from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Maltby?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be able to collect the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
Is it correct that all Maltby CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
We previously instructed conveyancers locally in Maltby on the Virgin Money solicitor panel. They are now charging me a separate sum for dealing with the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your lawyer may levy a fee for this. This charge is not set by Virgin Money but by your Maltby lawyer. Some firms on the Virgin Money panel will quote an ‘acting for lender’ fee and others do not.
The deeds to our property are lost. The lawyers who handled the conveyancing in Maltby 4 years ago have long since closed. What are my options?
As long as you have a registered title the details of your ownership will be documented by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, find your house and get up to date copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.