Last November we completed a house move in Dyserth. We have noticed several problems with the property which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Dyserth?
The question is not clear as what problems have arisen and if they are unique to conveyancing in Dyserth. Conveyancing searches and due diligence initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, a property owner fills in a form known as a Seller’s Property Information Form. answers turns out to be misleading, you could possibly take legal action against the seller 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 Dyserth.
Completed the sale of my flat in Dyserth last July but the buyer keeps e-mailing daily complaining that their lawyer needs to hear from myconveyancer. What should have happened now that I have sold?
Following your disposal your solicitor should deliver the transfer deeds and all additional paperwork to the buyer’s conveyancer. If applicable, your conveyancer should also evidence that the mortgage has been repaid to the buyers solicitors. There are no post completion tasks peculiar conveyancing in Dyserth.
I have paid off my mortgage with HSBC. I assume I don't need a Dyserth lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Dyserth. I have a mortgage offer with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Dyserth solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Dyserth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My step-father has recommend that I use his conveyancing solicitors in Dyserth. Should I use them?
Much as we are happy to recommend a Dyserth conveyancing lawyer it’s preferable to find a conveyancing practitioner is to get feedback from friends or relatives who have experience in using the conveyancer that you are considering.
We expect to complete the sale of our £275,000 flat in Dyserth in nine days. The landlords agents has quoted £312 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Dyserth?
Dyserth conveyancing on leasehold maisonettes nine out of ten times necessitates administration charges raised by management companies :
Completing conveyancing due diligence questions
Where consent is required before sale in Dyserth
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a basement flat in Dyserth, conveyancing formalities finalised 9 years ago. How much will my lease extension cost? Similar flats in Dyserth with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease finishes on 21st October 2074
You have 53 years remaining on your lease we estimate the premium for your lease extension to span between £27,600 and £31,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues 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.
I'm remortgaging a apartment in Dyserth. I can find my conveyancer's company on the Law Society's list, but I can't find my lawyer's name on the list. Is this a big problem?
Not all staff in the law firm must be listed by the regulator. Provided there is someone qualified to 'oversee' the work, the actual day-to-day activity can be conducted by unqualified staff.