Last March we completed a house move in Tongwynlais. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that needed to have been conducted for conveyancing in Tongwynlais?
The query is not clear as to the nature of the problems and if they are specific to conveyancing in Tongwynlais. Conveyancing searches and due diligence undertaken during the legal transfer of property are supposed to help avoid problems. As part of the process, the vendor answers a form called a Seller’s Property Information Form. If the information provided is incorrect, you may have a misrepresentation claim 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 Tongwynlais.
We're in Tongwynlais, First timers purchasing with a mortgage (lender is Kent Reliance , and our solicitor is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I need some quick conveyancing in Tongwynlais as I am under an ultimatum to sign on the dotted line in less than 4 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not taking a mortgage you are at liberty not to do searches although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Tongwynlais the following are instances of issues that can crop up and adversely affect future saleability: Enforcement Notices, Outstanding Fees, Overdue Grants, Road Schemes,...
I own a renovated Victorian house in Tongwynlais. Conveyancing practitioner represented me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tongwynlais and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing lawyer who carried out the work.
I'm buying my first flat in Tongwynlais with a loan from Barclays Direct. The builders would not move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not inform my lawyer about the deal as it will jeopardize my loan with Barclays Direct. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What are your top tips when it comes to finding a Tongwynlais conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Tongwynlais conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Tongwynlais conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
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How familiar is the practice with lease extension legislation?
I invested in buying a garden flat in Tongwynlais, conveyancing formalities finalised 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Tongwynlais with over 90 years remaining are worth £265,000. The ground rent is £50 per annum. The lease ends on 21st October 2100
You have 76 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 as well as costs.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.