Last October we completed a house move in Cross Hands. We have since encountered a number of issues with the property which we believe were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been conducted as part of conveyancing in Cross Hands?
The question is vague as what problems have arisen and if they are specific to conveyancing in Cross Hands. Conveyancing searches and due diligence initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a document referred to as a SPIF. answers ends up being inaccurate, you may have a misrepresentation 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 Cross Hands.
It is 10 years ago since I purchased my property in Cross Hands. Conveyancing lawyers have recently been instructed on the sale but I am unable to track down my title documents. Is this a major issue?
You need not be too concerned. First the deeds may be retained by the mortgage company or they may be in the possession of the solicitor who oversaw the purchase. Secondly the likelihood is that the land 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. Almost all conveyancing in Cross Hands involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
My bid for a property was accepted at auction in Cross Hands. Conveyancing is necessary. What happens now?
Now that you have to in every practical sense signed on the dotted line you should appoint a conveyancing solicitor as a matter of priority as you now have a pending deadline in which to complete the deal. An auction property should have a bespoke legal set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You must pass this on to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds organised to complete the transaction on the set completion date.
I'm the only beneficiary of my late father’s will and I have everything in my name alone, including the house in Cross Hands. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the house in December. Do I have to wait half a year to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Some lenders would take a sensible view as this clause chiefly exists to capture subsales or the flipping of properties.
Our sealed bid on a property in Cross Hands has been accepted, the owners do however have a tied purchase. The sellers have offered on somewhere, but it’s not been accepted yet, and have viewings of other flats booked. I have chosen a local conveyancing solicitor in Cross Hands. What should be my next step? At what stage do I apply for the mortgage with Kent Reliance?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then survey, Cross Hands conveyancing search fees, etc). First, you must ensure that your conveyancer is on the Kent Reliance conveyancing panel. Regarding the subsequent stages this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. In a hot market the majority of purchasers will apply for the mortgage with Kent Reliance and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with the conveyancing in Cross Hands.
I am looking for a leasehold apartment up to £305k and found one round the corner in Cross Hands I like with amenity areas and railway links in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Cross Hands in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a home loan the remaining unexpired lease term will be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Cross Hands?
At this site obtain an accurate costs illustration from a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in Cross Hands. As opposed to estate agents and many comparison sites we do not have kick-back arrangements with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the most per referral, not the best value conveyancing in Cross Hands
All being well we will complete the disposal of our £125,000 maisonette in Cross Hands in just under a week. The landlords agents has quoted £384 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Cross Hands?
Cross Hands conveyancing on leasehold maisonettes ordinarily involves fees being raised by freeholders :
Answering pre-contract questions
Where consent is required before sale in Cross Hands
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I bought a basement flat in Cross Hands, conveyancing having been completed in 2010. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Cross Hands with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 yearly. The lease comes to an end on 21st October 2083
With 61 years remaining on your lease we estimate the price of your lease extension to range between £19,000 and £22,000 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.