Last April we completed a house move in Astley. We have since encountered a number of problems with the property which we consider were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been conducted as part of conveyancing in Astley?
The query is not clear as what problems have arisen and if they are unique to conveyancing in Astley. Conveyancing searches and investigations initiated as part of the buying process are carried out to help avoid problems. As part of the process, a seller answers a questionnaire called a SPIF. If the information proves to be inaccurate, then you may have a claim against the owner 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 Astley.
I am planning to move house in August. Should my conveyancing solicitor update the removal company on the completion day. On a separate note, can you put forward a removal company in Astley. Conveyancing solicitor was found before I stumbled across your page.
On the day of completion you will need to collect the house keys from your estate agent but this can only take place when the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be released. You should tell the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in choosing a conveyancing in Astley or a solicitor that specialises in conveyancing in Astley.
Is there a list of Clydesdale panel solicitors in Astley on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few mortgage companies make their panel listings viewable over the internet. If you are in need of a Astley lawyer on the Clydesdale please make the most of our facility.
We had instructed solicitors located in Astley on the Clydesdale solicitor approved list. They are now charging me a further charge for handling the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor is entitled to charge a fee for this. This charge is not set by Clydesdale but by your Astley property lawyer. Numerous firms on the Clydesdale panel will levy ’dealing with mortgage’ fee and others do not.
Should my lawyer be making enquiries about flooding as part of the conveyancing in Astley.
Flooding is a growing risk for solicitors specialising in conveyancing in Astley. There are those who acquire a property in Astley, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, however there are a number of searches that may be carried out by the purchaser or by their conveyancers which will give them a better appreciation of the risks in Astley. The conventional set of property information forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to discover whether the premises has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the seller, then a purchaser may bring a legal claim for losses resulting from an incorrect reply. A buyer’s solicitors will also carry out an environmental report. This will higlight whether there is any known flood risk. If so, additional investigations should be carried out.
My wife and I have a semi-detached Edwardian property in Astley. Conveyancing solicitor acted for me and Nottingham Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register for 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 Astley 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 buyers. You can also enquire as to the situation with the conveyancing practitioner who conducted the conveyancing.
I am buying a new build apartment in Astley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Astley
-
There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one close by in Astley I like with a park and station in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Astley for this price, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.