My wife and I have recently bought a property in Englefield Green. We have noticed several issues with the house which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been conducted as part of conveyancing in Englefield Green?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Englefield Green. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire referred to as a SPIF. answers turns out to be incorrect, 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 Englefield Green.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Principality Solicitor panel ahead of completing my conveyancing in Englefield Green?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I just bought a property at auction in Englefield Green. Conveyancing is necessary. What are my next steps?
Having legally committed yourself to purchase you should find a conveyancing practitioner as a matter of urgency as you will have a pending a drop dead date to complete the transaction. All auction property should have a bespoke legal pack. This should include most,if not all of the paperwork that your lawyer requires. Where you are dealing with leasehold property the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You should hand this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in place to complete the transaction on the set completion date.
We are getting a further advance on our mortgage from Skipton as we want to conduct a loft conversion to our house in Englefield Green. Do we need to appoint a high street Englefield Green solicitor on the Skipton conveyancing panel to handle the legals?
Skipton do not ordinarily require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.
I have paid off my mortgage with Nottingham. I assume I don't need a Englefield Green conveyancer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
The estate agent has sent us the confirmation of our purchase of a new build apartment in Englefield Green. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Englefield Green
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There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared.
I need to instruct a conveyancing solicitor for purchase conveyancing in Englefield Green. I have land on a web site which looks to be the perfect answer If there is a chance to get all formalities completed via web that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Can you offer any advice when it comes to finding a Englefield Green conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Englefield Green conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Englefield Green conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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Can they put you in touch with clients in Englefield Green who can give a testimonial? How many lease extensions have they conducted in Englefield Green in the last year?
I purchased a ground floor flat in Englefield Green, conveyancing was carried out in 2012. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Englefield Green with a long lease are worth £211,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 2092
With 67 years unexpired the likely cost is going to span between £10,500 and £12,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account 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.