Last July we completed a house move in Boscombe. We have since encountered a number of issues with the house which we suspect were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Boscombe?
The query is vague as to the nature of the problems and if they are specific to conveyancing in Boscombe. Conveyancing searches and investigations undertaken during the legal transfer of property are supposed to help avoid problems. As part of the process, a seller completes a questionnaire referred to as a Seller’s Property Information Form. If the information turns out 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 Boscombe.
It is a dozen years since I bought my house in Boscombe. Conveyancing solicitors have recently been retained on the sale but I am unable to find my deeds. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be with the mortgage company or they may be in the possession of the lawyers who handled the purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Boscombe involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
How does conveyancing in Boscombe differ for new build properties?
Most buyers of new build premises in Boscombe come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because house builders in Boscombe typically purchase the site, 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 conveyancers 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 Boscombe or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Boscombe is the location of the property. What do you suggest?
Flying freeholds in Boscombe are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Boscombe you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Boscombe may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My husband and I are 14 days into a leasehold purchase having been directed to conveyancers by the high street agent to handle our conveyancing in Boscombe. I am am starting to be dissatisfied with the level of service. Can you help me find new lawyers?
A solicitor would need to be very bad in order to consider diss instructing them. Has your mortgage been generated? In the event that it has you must make them aware of the new contact details and have the mortgage documents are re-issued. Your new solicitor ideally should be on the mortgage company panel to avoid supplemental fees and frustration. That should be your starting point. Our search tool will help you find a bank approved conveyancer for your conveyancing in Boscombe
What advice can you give us when it comes to choosing a Boscombe conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Boscombe conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with two or three firms including non Boscombe conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be of use:
What volume of lease extensions have they completed in Boscombe in the last year? What are the charges for lease extension conveyancing?
Boscombe Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
How much is the ground rent and service charge? How is the lease structured?