Last February we completed a house move in Arthog. We have noticed several problems with the house which we suspect were omitted in the conveyancing searches. What action can we take? Can you clarify the nature of searches that needed to have been carried out as part of conveyancing in Arthog?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Arthog. Conveyancing searches and due diligence initiated during the buying process are carried out to help avoid problems. As part of the process, a property owner answers a form referred to as a Seller’s Property Information Form. If the information provided is inaccurate, 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 Arthog.
We are looking to buy a property and need a conveyancing solicitor in Arthog who is on the Bank of Ireland solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Arthog.
Various internet forums that I have visited warn that are the main reason for stalling in Arthog conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Arthog.
I completed on my house on 3 February and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Arthog expressed confidence that it would be registered inside ten days. Are transfers in Arthog uniquely lengthy to register?
As far as conveyancing in Arthog is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd parties. As of today in the region of three quarters of such applications are fully dealt with within 12 days but some can be subject to longer hold-ups. Registration takes place after the new owner is living at the property therefore post completion formalities is not always primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one near me in Arthog I like with open areas and transport links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Arthog for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a home loan that many years will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
In what way does the Landlord & Tenant Act 1954 impact my commercial property in Arthog and how can your lawyers assist?
The particular law that you refer to gives protection to commercial tenants, giving them the right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Arthog is one of the hundreds of areas of the UK in which the firms we work with are based