My wife and I have lately purchased a property in Angel. We have noticed several issues with the property which we believe were missed in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Angel?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Angel. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a questionnaire referred to as a Seller’s Property Information Form. answers is inaccurate, you could possibly take legal action 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 Angel.
It is 10 years ago since I acquired my house in Angel. Conveyancing lawyers have recently been retained on the sale but I am unable to track down my title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be with your mortgage company or they could be in the possession of the lawyers who acted in your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Angel relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
My Solicitor in Angel is not listed on the Lloyds TSB Bank Approved Panel. Is it possible for me to use my family solicitor even though they are not on the Lloyds TSB Bank panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your existing Angel lawyers but Lloyds TSB Bank will need to use a lawyer on their panel. This will inevitably rack up the total legal fees and result in frustration.
- Find a new practitioner to act in the purchase, not forgetting to check they are Lloyds TSB Bank approved.
- Persuade your Lloyds TSB Bank based solicitor to attempt to join the Lloyds TSB Bank panel
I recently had an offer accepted on a house in Angel. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the property lawyer contacted me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a maisonette in Angel. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Angel solicitor is on the Lloyds conveyancing panel.
I was told three weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Angel is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am purchasing a house and the conveyancer has identified Chancel Repair for which the property may be liable because it falls into the area of such a church. She has recommended insurance. Is this strictly appropriate for conveyancing in Angel
Unless a previous acquisition of the house took place post 12 October 2013 you can assume that solicitors conducting conveyancing in Angel to continue to propose a a chancel search and or chancel repair liability insurance.