My partner and I have recently purchased a property in Aberbargoed. We have noticed several problems with the house which we believe were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been ordered for conveyancing in Aberbargoed?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Aberbargoed. Conveyancing searches and investigations initiated during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner fills in a document known as a SPIF. If the information turns out to be incorrect, 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 Aberbargoed.
I am assisting my step-mother sell her flat in Aberbargoed. Does the solicitor arrange an energy performance certificate or do I organise this?
After the abolition of Home Packs, energy assessments remained a mandatory part of moving property. An EPC must be to hand before the property is marketed. It is not as aspect of the sale process that solicitors ordinarily arrange. Where you are instructing a Aberbargoed conveyancing lawyer they might be able to arrange energy performance certificates given their contacts with reputable local accredited person
We expect to receive a DIP from Coventry BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Aberbargoed solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Aberbargoed solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
My partner and I are in the process of looking at houses in Aberbargoed and I am now considering a potential offer. Is it too early to have a solicitor in place? I will be getting a home loan with Nationwide.
It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are getting a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
My partner and I are downsizing from our house in Aberbargoed and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A high street Aberbargoed lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Aberbargoed. Having lived in Aberbargoed for 5 years we know of no issue. Should we contact our local Authority to seek clarification need.
It would appear that you have a conveyancing lawyer already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
It has been four months since my purchase conveyancing in Aberbargoed concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Looking forward to exchange soon on a leasehold property in Aberbargoed. Conveyancing solicitors have said that they will have a report out to me next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Aberbargoed should include some of the following:
-
The length of the lease term. You should be advised as what happens when the lease ends, and informed of the importance of the 80 year mark Specifying your legal entitlements in respect of the communal areas in the building.For instance, does the lease provide for a right of way over an accessway or hallways? Where does the liability rest for repairing the window frames Alterations to the flat You must be told what is to be regarded as a Nuisance as far as the lease is concerned
Leasehold Conveyancing in Aberbargoed - Sample of Questions you should ask Prior to buying
-
Best to be warned if fixing the lift or some other significant cost is coming up that will be shared amongst the leasehold owners and will materially impact the level of the maintenance charges or require a one off invoice. You should be aware if it is less than 80 years it will impact the salability of the apartment. Check with your lender that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will probably need a lease extension at some point and it is worth discovering how much this would cost. For most Aberbargoedlease extensions you would be be obliged to have been the owner of the property for 24 months before you are eligible to carry out a lease extension. It would be sensible to discover if there is anything that is prohibited in the lease. For example plenty of leases prohibit pets being permitted in certain buildings in Aberbargoed. If you love the apartmentin Aberbargoed but your dog is not allowed to make the move with you then you have a very hard compromise.
My estate agent has recommended their conveyancing practitioner for our conveyancing in Aberbargoed - won’t it be advisable to just use them?
It is worth checking if the estate agent is recommending a conveyancer or introducing to a conveyancer. There are plenty of Aberbargoed selling agents who recommend two or three Aberbargoed conveyancing firms purely based on those lawyers offering a great service.