Last April we completed a house move in Aylesford. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been ordered for conveyancing in Aylesford?
The question is vague as to the nature of the problems and if they are specific to conveyancing in Aylesford. Conveyancing searches and investigations undertaken as part of the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire called a SPIF. If the information proves to be inaccurate, you may have a misrepresentation claim 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 Aylesford.
I am buying a property and the solicitor has mentioned Chancel Repair for which the house may be liable because it falls into the area of such a church. He has mentioned insurance. Is this strictly required for conveyancing in Aylesford
Unless a prior acquisition of the property took place post 12 October 2013 you can assume that conveyancing practitioners conducting conveyancing in Aylesford to remain recommending a chancel search and or insurance against a claim.
It has been four months since my purchase conveyancing in Aylesford completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. 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 asset 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.
I'm buying my first flat in Aylesford with the aid of help to buy. The builders would not move on the price so I negotiated £7000 of additionals instead. The house builders rep advised me not reveal to my conveyancer about the side-deal as it may jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
How easy is it to use the search facility to locate a conveyancing lawyer in Aylesford on the authorised to act for my bank?
1st choose a bank such as Birmingham Midshires, Chelsea Building Society or TSB then specify your preferred area for example Aylesford. Conveyancing firms in Aylesford and across England and Wales will then be listed.
There are only 62 years remaining on my lease in Aylesford. I am keen to get lease extension but my landlord is absent. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to locate the lessor. For most situations a specialist would be useful to try and locate and to produce an expert document to be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on proving the landlord’s absence and the application to the County Court covering Aylesford.
I purchased a 1st floor flat in Aylesford, conveyancing formalities finalised November 1998. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Aylesford with an extended lease are worth £260,000. The ground rent is £50 per annum. The lease expires on 21st October 2097
With 75 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 plus legals.
The suggested premium range 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 in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.