Last March we completed a house move in Biddenham. We have noticed several issues with the house which we believe were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been conducted for conveyancing in Biddenham?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Biddenham. Conveyancing searches and investigations undertaken during the legal transfer of property are supposed to help avoid problems. As part of the process, a seller answers a document called a SPIF. answers 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 Biddenham.
Is there a reason why leasehold purchase conveyancing in Biddenham is more expensive?
In short, leasehold conveyancing in Biddenham and elsewhere usually warrants extra hours of investigation compared to freehold transactions. This includes reviewing the lease, corresponding with the landlord concerning the service of appropriate notices, obtaining current service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.
We are planning to move home in August. Does my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Biddenham. Conveyancing lawyer was found prior to coming across your page.
On the afternoon of completion you will need to collect the house keys from your property agent but this should only happen after the previous owners lawyers advise the agent that the monies to complete are in and the keys can be collected. After that you should advise the removal men that you are ready to move in. We are not in a position to recommend a particular removal organisation but can help you locate a conveyancing in Biddenham or a lawyer with expertise in conveyancing in Biddenham.
Can I be sure that the Biddenham conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Biddenham obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your transaction.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Biddenham building society branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Biddenham conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancer must comply with the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
Should commercial conveyancing searches disclose proposed roadworks that may impact a commercial land in Biddenham?
Many commercial conveyancing solicitors in Biddenham will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Biddenham. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Biddenham.
For each commercial conveyancing transaction in Biddenham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Biddenham commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Biddenham.
I opted to have a survey done on a property in Biddenham in advance of appointing conveyancers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some mortgage companies will refuse to give a mortgage on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you e-mail us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Biddenham. Conveyancing will be smoother if you use a solicitor in Biddenham especially if they are accustomed to such properties in Biddenham.
I've recently bought a leasehold flat in Biddenham. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a basement flat in Biddenham, conveyancing having been completed in 1999. Can you work out an approximate cost of a lease extension? Comparable properties in Biddenham with over 90 years remaining are worth £190,000. The ground rent is £65 yearly. The lease finishes on 21st October 2085
With just 61 years unexpired we estimate the premium for your lease extension to be between £18,100 and £20,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.