My partner and I have recently bought a house in Deeside. We have noticed several problems with the house which we consider were missed in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been ordered for conveyancing in Deeside?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Deeside. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor fills in a questionnaire referred to as a SPIF. answers provided is 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 Deeside.
When can the exchange of contracts happen for domestic conveyancing in Deeside and do I need to attend the lawyers branch?
If you are round the corner to our conveyancing solicitors in Deeside you are invited in to sign documents. That being said, the firms we work with offer countrywide coverage for conveyancing and provide as equally detailed and professional a job for you when dealing with you digitally. The executing of the contract is not the critical part. Signing on the dotted line is necessary for the conveyancer to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Deeside)to be in the office available at the end of the phone to exchange contracts.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Deeside is the location of the property. What do you suggest?
Flying freeholds in Deeside are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Deeside you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Deeside may decide 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 premises.
My uncle has urged me to use his lawyers for conveyancing in Deeside. Do I take his guidance?
Much as we are happy to recommend a Deeside conveyancing lawyer the ideal way to find a conveyancing solicitor is to have feedback from friends or family who have actually used the firm that you are contemplating using.
Do you have any top tips for leasehold conveyancing in Deeside from the point of view of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Deeside can be avoided where you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the buyers’ lawyers. In the event that you altered the property did you need the Landlord’s permission? Have you, for example installed wooden flooring? Most leases in Deeside state that internal structural changes or addition of wooden flooring calls for a licence from the Landlord acquiescing to such changes. Where you fail to have the consents to hand do not contact the landlord without contacting your conveyancer before hand. If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over rather than ongoing. Many landlords or managing agents in Deeside charge for providing management packs for a leasehold home. You or your lawyers should discover the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Deeside.
I am the registered owner of a garden flat in Deeside, conveyancing was carried out in 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Deeside with a long lease are worth £186,000. The ground rent is £55 levied per year. The lease ends on 21st October 2078
With only 52 years unexpired the likely cost is going to range between £29,500 and £34,000 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
My parents are having problems in finding their Deeside land registry title on the website. They have a vague recollection back in the 70’s when they purchased the bungalow there were complications with Deeside not being recognised in some systems.
Almost all residences in Deeside should appear. Have you tried a search with just the postcode. Ordinarily it will mention all the residences within that postcode. Where registered it will be there with a title number. Where they bought back in the 60’s it's conceivable it may be unrecorded. The property might still be revealed but with the title number shown 'na'. In this scenario you will need to track down the original title documentation which may be with your parent’s bank.