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Conveyancing

Frequently Asked Questions

Frequently Asked Questions

I am in the process of buying my first home and have been advised to carry out a survey. I have already paid for a mortgage valuation. What is the difference between a survey and mortgage valuation?

It is always recommended for a survey to be carried out on a property before the exchange of contracts.  This is because it is the buyer’s responsibility to find out as much as possible about the property, including any physical defects, before committing to the purchase.

There are three types of survey available to a buyer:

  • 1. Valuation – This is the simplest form of survey and is carried out by the mortgage lender to assess whether the property being bought is suitable security for the loan being offered.
  • 2. Home Buyers Report – This is a compromise between the mortgage valuation and the full structural survey.  It is a concise summary on the state of repair and condition of the property, including a valuation.  Although this is of much more value to a buyer, this type of survey is still relatively superficial.
  • 3. Full Structural Survey – This is a detailed inspection of the property and is particularly useful if you are buying a large or older property.  It is also of benefit to you when buying a property that has been substantially structurally altered.  The report will provide a detailed commentary on the condition of the building’s structure.

I am in the process of buying a property and have been advised to carry out searches. Do I need to carry out searches? If so, which ones?

Unless you are lucky enough to be able to buy a property without the aid of a Mortgage then you will need to request searches. This is because the Council for Mortgage Lenders, which is the governing body for all mortgage companies, states that solicitors must carry out all appropriate searches. We would strongly advise cash buyers alike to carry out searches.

  • 1. Local Authority SearchThis search is essentially non-negotiable (even if you are buying without a Mortgage). The result will reveal whether any roads and paths adjoining the property are publicly maintained, any planning decisions, contaminated land issues, any major road schemes nearby, and any enforcement notices for breach of planning permission. The search is only valid for the property you are buying and it cannot predict the future.
  • 2. Drainage Search It is almost always advisable to conduct this search.  The search will reveal who is responsible for maintaining the sewers, drains and pipes that serve the property and their location. It will clarify if the property is connected to the mains water supply and confirm how charges are made i.e. meter or rates.
  • 3. Environmental SearchThis search is strongly recommended and will give you an indication of the former use of the property and if the house is in an area affected by flooding or subsidence. This information will help you decide if the property is at risk. If any work is required to ‘clean up’ the land this is the responsibility of the landowner and the bill will be your responsibility.  This can be avoided if the risk is identified prior to you buying the property.
  • 4. Other SearchesDepending on where the property is located and on any specific requirements of your Mortgage Lender, some extra searches may be required e.g. Coal Mining. Williamsons Solicitors will advise you if any additional searches are needed.

What if there is a problem with one of the searches?

Usually, most problems that arise in search results can be dealt with prior to completion or indemnity insurance can be obtained. It is important to remember that although you are buying the property and may be willing to accept the search results, your Mortgage Lender may not, and ultimately they have the final say.

What is the difference between a ‘Freehold’ and ‘Leasehold’ property?

A freehold property is when you own your home outright forever and and have the right to occupy it for an unlimited period of time.  A leasehold property is quite different.  A leasehold property gives you the right to use a dwelling owned by someone else for a fixed period of time (typically 99, 125 or 999 years).  At the end of the lease, the owner of the property can either renew or end the lease and enforce the owner to move out.

If you are obtaining a mortgage to buy a leasehold property, the lenders legal requirements will be much more stringent.

Leasehold conveyancing is much more complicated than freehold conveyancing and therefore the legal fees for dealing with a leasehold property will be slightly higher because of this.

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Mr Longhorn

Very helpful and supportive and kept me informed all through the process; it went very smoothly and that owes a lot to how they managed it in such a professional manner

Mr and Mrs Hutson

Throughly pleased with all aspects of the service, always updated on every change, or new information regarding the sale of our house and purchase of the new property. Everything went smoothly and couldn't fault the attention to detail and customer service. Thank you to Beth and all who assisted in the process.

Gary R

Efficiency, friendly and supportive Karen Saunders gave excellent advice with no nonsense answers to my enquires and difficult decisions

Mr Adams

Efficient and friendly from start to speedy finish

Sue W

In May 2017 after a long & painful road of recovery wich is still ongoing today. I finally plucked up the courage & decided to approach Willams Solicitors as I felt that there was something very wrong with the poor service i received in March 2015 from 1 1 1. Having made two calls over the weekend. Inspite of right leg being in immense pain & stone cold I was told that i had probably pulled a muscle nothing they could do for me & to visit my GP So after a weekend of struggling with pain i visited my GP to be rushed to Hospital with absent pulses in the right foot. On examination there was a blood clot on my right knee caused by Critical ischaemia nothing whatsoever to do with a pulled muscle. I was told i needed a thrombosis procedure to dissolve blood clot if this was unsuccessful they would have no other choice than to amputate below the right knee I was devastated Thanks to this amazing solicitors who advised me that they felt 1 1 1 had possibly been neglectful & would like to take my case on. With an outstanding Nick Gray becoming my solicitor & the amazing team of experts including Julian Matthews an absolutely brilliant barrister Vascular surgeons experts Professor sir Peter Bell & Professor Shearman who were also amazing in highlighting the Hospital were neglectful as well & need not of removed my leg & could have avoided amputation. All of the other team of experts who helped with this case as well were very good In fact I had a fantastic team i couldn't fault Williams solicitors at all. They proved all 3 defendants to be negligent & they got me an amazing settlement far more than I could ever dreamed of & in a short space of time A huge thanks to Nick Gray & his fantastic team inside & outside Williams I can start rebuilding my life knowing I can afford to have & get the very best in making life a lot easier. I can't have my leg back but I can now smile again knowing life won't be a struggle. I would strongly recommend this Solicitors to anybody who needs a professional honest caring & worth every penny Solicitor you will not be disappointed. Once again a massive Thank you to Nick Gray & all his team ❤ Sue Willoughby

Mrs Pannhausen

Very impressed with Suzanne, Beth & Natalie at the Bridlington Branch, they give 100%, will use them again & recommend them to friends & family.

Mr and Mrs Preston

Williamson’s provide an excellent service at a reasonable price. Very easy to deal with and excellent communication was provided all the way through the transaction. Just what you need in a solicitor.

LJM B

I would highly recommend Williamsons Solicitors, Gordon represented me for my case and was excellent. Always on the end of the phone when I need him. overall top job thankyou. Mr Lloyd Milner

Mr & M

Very friendly and efficient service always replying to any queries and emails on the same day. If solicitor not in still dealt with by other staff. Would definitely recommend and will use again

Mr Andrew W

They have handled my house moving with professionalism and friendliness and kept in touch regularly to keep me updated I would strongly recommend them 👍

Mr Deeley

Very good service from everyone I dealt with at Williamson's. They were very quick and responsive and gave that extra push to get me completed before the Christmas holiday! A very nice Christmas present for me!

Mr E A

Very good service.

John B

Friendly service straight to the point no messing around ... from start to finish less then 4 month Yana had every thing in hand many thanks

Mr and Mrs Rollinson

Excellent service from start to finish Alison Craven explained everything in detail making sure we understood

Broadley H

Excellent service from Williamsons throughout a very protracted property transaction. Carey was patient and helpful at all times and we would highly recommend Williamsons based upon our experience. Thank you :)

Paul B

Hi, Thankyou for helping me with the sale of my late mothers house. You kept me informed and processed the transaction very quickly. Regards...Paul

Mr William E

Williamsons Bridlington office conducted the conveyancing of my house recently. The customer service was exceptional and very professional. The regular communications were very helpful and i was kept up to date throughout the process. Many thanks to Suzanne, Beth and all the staff at the Bridlington office.

Anonymous

Friendly supportive service. Explained everything and responded to queries promptly

Anonymous

Its always difficult when you are selling a house but even more so when it is a probate sale. Williamsons have handled my sale with sensitivity and efficiency and have supported me throughout the process.

Mr & M

Very efficient, prompt replies to queries, show good team work and a very reasonable bill at the end.

Mr D A

I was given an efficient, friendly and courteous appointment.