Last May we completed a house move in Groby. We have since encountered a number of issues with the property which we suspect were overlooked in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Groby?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Groby. 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, a seller completes a form referred to as a Seller’s Property Information Form. If the information turns out to be misleading, you could possibly take legal action 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 Groby.
It is 10 years ago since I acquired my property in Groby. Conveyancing solicitors have just been retained on the sale but I can't track down my title deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a possibility that the deeds will be kept by your lender or they could still be with the conveyancers who acted in the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. The vast majority of conveyancing in Groby involves registered property but in the unlikely event that your property is not registered it is more tricky but is resolvable.
Should our solicitor be raising questions concerning flooding during the conveyancing in Groby.
Flooding is a growing risk for conveyancers carrying out conveyancing in Groby. There are those who buy a property in Groby, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, however there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Groby. The standard property information forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to discover whether the property has historically flooded. If flooding has previously occurred which is not notified by the owner, then a purchaser could issue a claim for damages as a result of such an misleading response. A purchaser’s conveyancers will also conduct an enviro report. This will indicate whether there is a recorded flood risk. If so, additional investigations should be carried out.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Groby and how can you help?
The 1954 Act gives security of tenure to business leaseholders, giving them the dueness to apply to court for a continuation of occupancy when the lease comes to an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Groby is one of our numerous areas of the UK in which our lawyers have offices
I am using a search engine for the phrase cheap conveyancing in Groby it brings up many conveyancersin the vicinity. How do I determine which is the suitable conveyancer for purchase transaction?
The ideal method of finding the right conveyancer is via trusted referral, so enquire of colleagues and family who have purchased a property in Groby or the local estate agent or mortgage broker. Fees for conveyancing in Groby differ, so it's advisable to obtain a minimum of four fee estimates from varying types of law firms. Make sure that you clarify that the charges are assured not to to be inflated.
I've recently bought a leasehold house in Groby. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a ground floor flat in Groby, conveyancing was carried out 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Groby with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2089
You have 66 years remaining on your lease the likely cost is going to range between £12,400 and £14,200 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.