Last February we completed a house move in Debenham. We have since encountered a number of issues with the property which we consider were missed in the conveyancing searches. Is there anything we can do? What searches should? have been conducted for conveyancing in Debenham?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Debenham. Conveyancing searches and investigations undertaken during the buying process are carried out to help avoid problems. As part of the process, a property owner fills in a questionnaire known as a Seller’s Property Information Form. If the information ends up being misleading, 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 Debenham.
Can you explain why leasehold purchase conveyancing in Debenham is more expensive?
Debenham leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
Is it correct that all Debenham CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
A selection of banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives 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 remain on their approved list of conveyancing solicitors.
My partner and I have organised a further advance on our mortgage from Yorkshire BS as we intend to carry out renovations to our home in Debenham. Do we need to choose a nearby Debenham solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS don't usually require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
Completion of my purchase has taken place for my property in Debenham. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am looking for a flat up to £245,000 and found one round the corner in Debenham I like with a park and railway links nearby, the downside is that it's only got 52 remaining years left on the lease. There is not much else in Debenham suitable, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
In what way does the Landlord & Tenant Act 1954 affect my business premises in Debenham and how can your lawyers assist?
The particular law that you refer to gives security of tenure to commercial tenants, giving them the right to apply to court for a new tenancy and remain in occupation at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Debenham is one of the numerous locations in which our lawyers are based
I need to instruct a conveyancing solicitor for purchase conveyancing in Debenham. I happened to chance upon a site which looks to be the ideal solution If it is possible to get all this stuff done via email that would be ideal. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?