Last January we completed a house move in Abercarn. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been carried out for conveyancing in Abercarn?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Abercarn. Conveyancing searches and due diligence undertaken during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire known as a Seller’s Property Information Form. If the information is incorrect, you could possibly take legal action 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 Abercarn.
I am assisting my step-mother sell her house in Abercarn. Does the conveyancing solicitor order the EPC or should I organise this?
After the abolition of Home Packs, energy performance certificates was maintained a mandatory component of selling a property. An energy assessment needs to be commissioned before the property is advertised. This is not a task that law firms ordinarily arrange. Where you are instructing a Abercarn conveyancing lawyer they may be able to arrange energy assessments given their contacts with reputable Abercarn accredited person
I have a mortgage with RBS for my property in Abercarn. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?
Your original mortgage agreement with RBS will provide that you need their approval in advance of renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel solicitor.
The formalities of my purchase has taken place for my property in Abercarn. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
It has been 3 months since my purchase conveyancing in Abercarn took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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 residence 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.
How does conveyancing in Abercarn differ for newly converted properties?
Most buyers of new build or newly converted property in Abercarn come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Abercarn usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Abercarn or who has acted in the same development.
What is different about your site and other web based conveyancing solicitors for conveyancing in Abercarn?
At this site receive a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Abercarn. As opposed to estate agents and brokerage sites we do not charge firms a commission if you instruct them for your conveyancing in Abercarn
Having had my offer accepted I require leasehold conveyancing in Abercarn. Before I get started I want to be sure as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and most are in Abercarn - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I bought a basement flat in Abercarn, conveyancing formalities finalised October 2009. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Abercarn with an extended lease are worth £202,000. The ground rent is £60 charged once a year. The lease comes to an end on 21st October 2077
With just 56 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.